203 Janet Ln · Lakeland, FL 33809

$124,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 251 Days on market

Built 1980 7,558 sqft lot $46/mo HOA · 3% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO LOT RENT. LOW HOA $35/MO. .. .You will love this adorable, partially furnished 2 bed, 2 bath mobile home in the quaint 55+ community of Martin Estates in North Lakeland. The 1981, 960sf home has an open living room/dining room with built in cabinets and the kitchen features a breakfast bar, propane stove/oven and newer counter tops. The spacious master bedroom boasts his and hers closets and a master bathroom with shower. If you need storage this place has it. Attached to the enclosed porch is a bonus room that you could turn into a workshop, craft room or use for storage. Privately sip your morning coffee out back under the covered porch. Attached to the porch is the utility or laundry room with ample room for more storage. New HVAC installed in 2018. Parking includes a carport and plenty of room for guest parking on the long driveway. The community is located 4 minutes to shopping, drug stores and dining. Community pool, clubhouse, billiards room, shuffle board, and many social club activities are included in the LOW $35 HOA fee. So if you are looking for a part-time or full time residence with little maintenance this is a great place to call home. Call for you showing today! Home is being sold partially furnished for sellers convenience. Buyers will need to understand and read the rules and regulations for the community. Only two dwellers allowed and one pet under 25lbs per rules and regulations. Community will need to approve buyer with interview and background check before proceeding with closing process.

Key facts

• Screened in porch
• Shuffleboard courts
• Clubhouse

Tags

• UPDATED COUNTERTOPS
• SCREENED IN PORCH
• BUILT IN CABINETRY
• COMMUNITY POOL
• SHUFFLEBOARD COURTS
• CLUBHOUSE

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.17 acres); Lot on a cul-de-sac with asphalt road; One well and one septic on property; Living area about 960 square feet
• HOA & community: Part of Martin Estates Mobile Homeowner's Association; Monthly HOA fee of $46 (includes pool); Community clubhouse, pool, shuffleboard court; Golf carts allowed; Senior community; Cats and dogs allowed (size limit)

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity available; Propane
• Home design: Manufactured home (double wide); One story; North-facing entry
• Construction: Metal siding; Metal roof; Crawlspace with pillar/post/pier foundation; Built by Skyline Corporation, model BUD- 3030-F; Completed condition
• Exterior features: Storage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; Thermostat
• Laundry & utility: Exterior laundry area (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 259 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $124k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $222
• Equity at exit: $18,489

10-year hold

• IRR: 7.4%
• Equity multiple: 1.50×
• Total profit: $17,343
• Equity at exit: $10,721

Cash invested: $34,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33809

• Home prices YoY: -20.9%
• Rents YoY: 0.7%
• Active inventory: 259
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$650
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$52
• HOA: −$46
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $373

Break-even live

Break-even rent $1,005

Max offer price $124,000

Occupancy floor 70%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Rosalynn Cir Lakeland, FL	2.0	2.0	1033	$1,450	$1.40	23d	1	0.92mi
124 Rosalynn Cir Lakeland, FL	2.0	2.0	1033	$1,550	$1.50	3d	1	0.93mi
239 Village Crest Ct Lakeland, FL	2.0	2.0	912	$1,495	$1.64	23d	1	0.94mi
259 Village View Ln Lakeland, FL	2.0	2.0	885	$1,600	$1.81	23d	1	1.00mi
235 Leelon Rd Lakeland, FL	2.0	1.0	921	$1,295	$1.41	23d	1	1.07mi
165 Shannon Dr Lakeland, FL	2.0	2.0	1008	$1,350	$1.34	3d	1	1.14mi
6031 Crafton Dr Lakeland, FL	2.0	1.0	914	$1,125	$1.23	14d	1	1.18mi
6032 Norton Rd Unit 6032 Lakeland, FL	2.0	2.0	880	$1,295	$1.47	23d	1	1.25mi
909 Shirley Ann Trl Lakeland, FL	2.0	2.0	950	$1,460	$1.54	23d	1	1.36mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $124,000 Active 251 DOM
2. 2026-06-17
   days on market $124,000 Active 250 DOM
3. 2026-06-16
   days on market $124,000 Active 249 DOM
4. 2026-06-15
   days on market $124,000 Active 248 DOM
5. 2026-06-13
   days on market $124,000 Active 246 DOM
6. 2026-06-10
   days on market $124,000 Active 243 DOM
7. 2026-06-09
   days on market $124,000 Active 242 DOM
8. 2026-06-08
   days on market $124,000 Active 241 DOM
9. 2026-06-07
   days on market $124,000 Active 240 DOM
10. 2026-06-05
    days on market $124,000 Active 237 DOM
11. 2026-06-03
    days on market $124,000 Active 235 DOM
12. 2026-06-01
    days on market $124,000 Active 234 DOM
13. 2026-05-31
    days on market $124,000 Active 233 DOM
14. 2026-01-05
    price $124,000
15. 2025-10-10
    listed $129,000 Active
16. 2020-09-09
    soldstatus $57,000 Sold 1538-char remark

    Show marketing remark (1538 chars)

    NO LOT RENT. LOW HOA $35/MO. .. .You will love this adorable, partially furnished 2 bed, 2 bath mobile home in the quaint 55+ community of Martin Estates in North Lakeland. The 1981, 960sf home has an open living room/dining room with built in cabinets and the kitchen features a breakfast bar, propane stove/oven and newer counter tops. The spacious master bedroom boasts his and hers closets and a master bathroom with shower. If you need storage this place has it. Attached to the enclosed porch is a bonus room that you could turn into a workshop, craft room or use for storage. Privately sip your morning coffee out back under the covered porch. Attached to the porch is the utility or laundry room with ample room for more storage. New HVAC installed in 2018. Parking includes a carport and plenty of room for guest parking on the long driveway. The community is located 4 minutes to shopping, drug stores and dining. Community pool, clubhouse, billiards room, shuffle board, and many social club activities are included in the LOW $35 HOA fee. So if you are looking for a part-time or full time residence with little maintenance this is a great place to call home. Call for you showing today! Home is being sold partially furnished for sellers convenience. Buyers will need to understand and read the rules and regulations for the community. Only two dwellers allowed and one pet under 25lbs per rules and regulations. Community will need to approve buyer with interview and background check before proceeding with closing process.

17. 2020-08-19
    status Pending 1538-char remark

    Show marketing remark (1538 chars)

    NO LOT RENT. LOW HOA $35/MO. .. .You will love this adorable, partially furnished 2 bed, 2 bath mobile home in the quaint 55+ community of Martin Estates in North Lakeland. The 1981, 960sf home has an open living room/dining room with built in cabinets and the kitchen features a breakfast bar, propane stove/oven and newer counter tops. The spacious master bedroom boasts his and hers closets and a master bathroom with shower. If you need storage this place has it. Attached to the enclosed porch is a bonus room that you could turn into a workshop, craft room or use for storage. Privately sip your morning coffee out back under the covered porch. Attached to the porch is the utility or laundry room with ample room for more storage. New HVAC installed in 2018. Parking includes a carport and plenty of room for guest parking on the long driveway. The community is located 4 minutes to shopping, drug stores and dining. Community pool, clubhouse, billiards room, shuffle board, and many social club activities are included in the LOW $35 HOA fee. So if you are looking for a part-time or full time residence with little maintenance this is a great place to call home. Call for you showing today! Home is being sold partially furnished for sellers convenience. Buyers will need to understand and read the rules and regulations for the community. Only two dwellers allowed and one pet under 25lbs per rules and regulations. Community will need to approve buyer with interview and background check before proceeding with closing process.

18. 2020-08-06
    listed $57,900 Active 1538-char remark

    Show marketing remark (1538 chars)

    NO LOT RENT. LOW HOA $35/MO. .. .You will love this adorable, partially furnished 2 bed, 2 bath mobile home in the quaint 55+ community of Martin Estates in North Lakeland. The 1981, 960sf home has an open living room/dining room with built in cabinets and the kitchen features a breakfast bar, propane stove/oven and newer counter tops. The spacious master bedroom boasts his and hers closets and a master bathroom with shower. If you need storage this place has it. Attached to the enclosed porch is a bonus room that you could turn into a workshop, craft room or use for storage. Privately sip your morning coffee out back under the covered porch. Attached to the porch is the utility or laundry room with ample room for more storage. New HVAC installed in 2018. Parking includes a carport and plenty of room for guest parking on the long driveway. The community is located 4 minutes to shopping, drug stores and dining. Community pool, clubhouse, billiards room, shuffle board, and many social club activities are included in the LOW $35 HOA fee. So if you are looking for a part-time or full time residence with little maintenance this is a great place to call home. Call for you showing today! Home is being sold partially furnished for sellers convenience. Buyers will need to understand and read the rules and regulations for the community. Only two dwellers allowed and one pet under 25lbs per rules and regulations. Community will need to approve buyer with interview and background check before proceeding with closing process.

19. 2019-05-20
    soldstatus $53,500 Sold 647-char remark

    Show marketing remark (647 chars)

    NO LOT RENT Don't miss your opportunity to own a beautiful North Lakeland home in 55+ community Lots of updates, new AC, new flooring in bedrooms and bath rooms and kitchen . fresh paint outside, landscaped, owner has maintained home and is in move in condition Beautiful porch across entire front of home. Carport, and storage. Place to store boat and camper on lot. Low HOA only 32.00/month. Community pool and lots of activities . This is perfect home for full time or snowbird. Close to Hospitals, medical centers, I 4 easy commute to Orlando or Tampa. Central location to beaches on either coasts. Call to see it today. It won't last long.

20. 2019-05-06
    status Pending 647-char remark

    Show marketing remark (647 chars)

    NO LOT RENT Don't miss your opportunity to own a beautiful North Lakeland home in 55+ community Lots of updates, new AC, new flooring in bedrooms and bath rooms and kitchen . fresh paint outside, landscaped, owner has maintained home and is in move in condition Beautiful porch across entire front of home. Carport, and storage. Place to store boat and camper on lot. Low HOA only 32.00/month. Community pool and lots of activities . This is perfect home for full time or snowbird. Close to Hospitals, medical centers, I 4 easy commute to Orlando or Tampa. Central location to beaches on either coasts. Call to see it today. It won't last long.

21. 2019-03-30
    price $54,900 647-char remark

    Show marketing remark (647 chars)

    NO LOT RENT Don't miss your opportunity to own a beautiful North Lakeland home in 55+ community Lots of updates, new AC, new flooring in bedrooms and bath rooms and kitchen . fresh paint outside, landscaped, owner has maintained home and is in move in condition Beautiful porch across entire front of home. Carport, and storage. Place to store boat and camper on lot. Low HOA only 32.00/month. Community pool and lots of activities . This is perfect home for full time or snowbird. Close to Hospitals, medical centers, I 4 easy commute to Orlando or Tampa. Central location to beaches on either coasts. Call to see it today. It won't last long.

22. 2019-03-06
    price $59,000 647-char remark

    Show marketing remark (647 chars)

    NO LOT RENT Don't miss your opportunity to own a beautiful North Lakeland home in 55+ community Lots of updates, new AC, new flooring in bedrooms and bath rooms and kitchen . fresh paint outside, landscaped, owner has maintained home and is in move in condition Beautiful porch across entire front of home. Carport, and storage. Place to store boat and camper on lot. Low HOA only 32.00/month. Community pool and lots of activities . This is perfect home for full time or snowbird. Close to Hospitals, medical centers, I 4 easy commute to Orlando or Tampa. Central location to beaches on either coasts. Call to see it today. It won't last long.

23. 2019-02-09
    listed $62,000 Active 647-char remark

    Show marketing remark (647 chars)

    NO LOT RENT Don't miss your opportunity to own a beautiful North Lakeland home in 55+ community Lots of updates, new AC, new flooring in bedrooms and bath rooms and kitchen . fresh paint outside, landscaped, owner has maintained home and is in move in condition Beautiful porch across entire front of home. Carport, and storage. Place to store boat and camper on lot. Low HOA only 32.00/month. Community pool and lots of activities . This is perfect home for full time or snowbird. Close to Hospitals, medical centers, I 4 easy commute to Orlando or Tampa. Central location to beaches on either coasts. Call to see it today. It won't last long.

24. 2016-07-26
    soldstatus $40,000 Sold
25. 2016-07-12
    status Pending
26. 2016-06-26
    price $44,000
27. 2016-05-05
    status Active
28. 2016-04-30
    status Pending
29. 2016-04-19
    historical
30. 2016-03-03
    status Pending
31. 2016-02-12
    status Active
32. 2016-02-07
    historical
33. 2015-11-18
    listed $48,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $554 · $46/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$475/yr (+$40/mo · 85.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,725
• − Mortgage interest: −$6,946
• − Property taxes: −$554
• − Insurance: −$620
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$552
• − Depreciation: −$3,607
• Taxable income: $2,610
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,847/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,797
• Household income: $70,066
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 924.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 11% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 9% Cuban 1% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.46%
• Current HPI: 301.3054
• Rent YoY: ▲ 0.65%
• Metro: Lakeland-Winter Haven, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+158.3% since first listed

20 events — show timeline

• 2026-01-05 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-09 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-06 Listed $57,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-20 Sold (MLS) $53,500 Stellar MLS as Distributed by MLS Grid
• 2019-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-30 Price Changed $54,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-09 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-26 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-26 Price Changed $44,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-02-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-11-18 Listed $48,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $554 · +27.6% YoY. Source: county tax records.