3032 Heather Way · Crystal Lake, FL 33801

$85,900

2 bd · 1.5 ba · 720 sqft · Manufactured public records · 123 Days on market

Built 1971 5,001 sqft lot $33/mo HOA · 3% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cottage inspired home in a 55+ community with it's fresh and subtle interior colors and shuttered doors gives this lovely home a seaside bungalow vibe. The newly remodeled eat-in kitchen features stainless steel appliances (with convection oven), new cabinets and beautiful counter tops, brushed silver cabinet hardware, water resistant laminate flooring in a beautiful natural stone pattern, chic mini ceramic subway tile back splash, and a sink water filter with replaceable cartridge. Living room features large windows & hardwood floors. The 25'X10' family room has its own free-standing portable LG air conditioner. The master bedroom has three large windows, a built-in dresser and desk, and three ample closets. The full bath has a window in the new shower surround with a waterfall style shower head. A chair height commode, new solid one piece sink/counter top, new vanity cabinet and ceramic tile complete this remodeled bath. Huge sliding louvered doors enhance the fresh seaside feel of this home and they lead into the 2nd bedroom and half bath. The large screened in porch includes the laundry and workshop with wall unit a. c. The entrance features shallow easy-entry steps, an antennae to reach many local television stations, a new front porch deck with railing and a ramp for ease of entry into the home. The new $2,500 12'X10' Robin Builder's shed in the back yard is equipped with tie downs and is ready to be hard-wired into the electrical. Active, friendly community, recreation bldg and fishing dock.

Key facts

• Full kitchen
• Private fishing pier
• Florida room

Tags

• FLORIDA ROOM
• LARGE LAUNDRY ROOM
• PRIVATE FISHING PIER
• FULL KITCHEN

Property features AI

Finance

• Other: Partially furnished; Total annual fees $400; Directions available
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Pratana Carthunjarearn) with required approval; HOA fee $400 annually ($33.33/mo); HOA includes recreational facilities; Community amenities: Clubhouse, gated community, recreation facilities, shuffleboard court, dog park; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; Cable available and connected; Electricity connected; Natural gas available
• Home design: Residential mobile home (single wide); One level; South facing; Crawlspace foundation
• Construction: Vinyl siding; Metal roof
• Exterior features: Awnings; Rain gutters; Sliding doors; Exterior storage; Chain link fencing; Accessible approach with ramp; Public road with asphalt surface

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Thermostat; Window treatments; Blinds; Drapes
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, 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 rising (+1.1%/yr); 253 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $594 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $86k implies a 70% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.41×
• Total profit: $9,835
• Equity at exit: $12,808

10-year hold

• IRR: 18.0%
• Equity multiple: 2.36×
• Total profit: $32,746
• Equity at exit: $7,427

Cash invested: $24,052 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$450
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$36
• HOA: −$33
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $411

Break-even live

Break-even rent $739

Max offer price $85,900

Occupancy floor 62%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 Galaxy Ln Lakeland, FL	1.0	1.0	517	$995	$1.92	18d	1	0.38mi
3018 Galaxy Ln Lakeland, FL	1.0	1.0	517	$995	$1.92	18d	1	0.38mi
3061 Crystal Hills Dr Lakeland, FL	2.0	2.0	720	$1,400	$1.94	23d	1	0.59mi
3306 Peachtree Hill Rd Lakeland, FL	2.0	1.0	742	$1,195	$1.61	14d	1	0.59mi
1969 Crystal Grove Dr Lakeland, FL	2.0	1.0–2.0	576	$1,415	$2.46	3d	8	1.08mi
3245 E Main St Lakeland, FL	2.0	1.0	750	$1,100	$1.47	23d	1	1.29mi
3245 E Main St Unit 2 Lakeland, FL	2.0	2.0	700	$1,250	$1.79	14d	1	1.29mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: waterelectric

Listing history 22 events

1. 2026-06-13
   statusdays on market $85,900 Pending 123 DOM
2. 2026-06-10
   days on market $85,900 Active 120 DOM
3. 2026-06-09
   days on market $85,900 Active 119 DOM
4. 2026-06-08
   days on market $85,900 Active 118 DOM
5. 2026-06-07
   days on market $85,900 Active 117 DOM
6. 2026-06-05
   days on market $85,900 Active 114 DOM
7. 2026-06-03
   days on market $85,900 Active 112 DOM
8. 2026-06-01
   days on market $85,900 Active 111 DOM
9. 2026-05-31
   days on market $85,900 Active 110 DOM
10. 2026-04-24
    status Active
11. 2026-04-09
    status Pending
12. 2026-03-18
    status Active
13. 2026-03-13
    status Pending
14. 2026-02-27
    price $85,900
15. 2026-01-30
    price $99,900
16. 2026-01-21
    listed $110,000 Active
17. 2019-02-20
    soldstatus $50,500
18. 2019-02-13
    soldstatus $50,500 Sold 1534-char remark

    Show marketing remark (1534 chars)

    This cottage inspired home in a 55+ community with it's fresh and subtle interior colors and shuttered doors gives this lovely home a seaside bungalow vibe. The newly remodeled eat-in kitchen features stainless steel appliances (with convection oven), new cabinets and beautiful counter tops, brushed silver cabinet hardware, water resistant laminate flooring in a beautiful natural stone pattern, chic mini ceramic subway tile back splash, and a sink water filter with replaceable cartridge. Living room features large windows & hardwood floors. The 25'X10' family room has its own free-standing portable LG air conditioner. The master bedroom has three large windows, a built-in dresser and desk, and three ample closets. The full bath has a window in the new shower surround with a waterfall style shower head. A chair height commode, new solid one piece sink/counter top, new vanity cabinet and ceramic tile complete this remodeled bath. Huge sliding louvered doors enhance the fresh seaside feel of this home and they lead into the 2nd bedroom and half bath. The large screened in porch includes the laundry and workshop with wall unit a. c. The entrance features shallow easy-entry steps, an antennae to reach many local television stations, a new front porch deck with railing and a ramp for ease of entry into the home. The new $2,500 12'X10' Robin Builder's shed in the back yard is equipped with tie downs and is ready to be hard-wired into the electrical. Active, friendly community, recreation bldg and fishing dock.

19. 2019-01-08
    status Pending 1534-char remark

    Show marketing remark (1534 chars)

    This cottage inspired home in a 55+ community with it's fresh and subtle interior colors and shuttered doors gives this lovely home a seaside bungalow vibe. The newly remodeled eat-in kitchen features stainless steel appliances (with convection oven), new cabinets and beautiful counter tops, brushed silver cabinet hardware, water resistant laminate flooring in a beautiful natural stone pattern, chic mini ceramic subway tile back splash, and a sink water filter with replaceable cartridge. Living room features large windows & hardwood floors. The 25'X10' family room has its own free-standing portable LG air conditioner. The master bedroom has three large windows, a built-in dresser and desk, and three ample closets. The full bath has a window in the new shower surround with a waterfall style shower head. A chair height commode, new solid one piece sink/counter top, new vanity cabinet and ceramic tile complete this remodeled bath. Huge sliding louvered doors enhance the fresh seaside feel of this home and they lead into the 2nd bedroom and half bath. The large screened in porch includes the laundry and workshop with wall unit a. c. The entrance features shallow easy-entry steps, an antennae to reach many local television stations, a new front porch deck with railing and a ramp for ease of entry into the home. The new $2,500 12'X10' Robin Builder's shed in the back yard is equipped with tie downs and is ready to be hard-wired into the electrical. Active, friendly community, recreation bldg and fishing dock.

20. 2018-12-28
    listed $48,500 Active 1534-char remark

    Show marketing remark (1534 chars)

    This cottage inspired home in a 55+ community with it's fresh and subtle interior colors and shuttered doors gives this lovely home a seaside bungalow vibe. The newly remodeled eat-in kitchen features stainless steel appliances (with convection oven), new cabinets and beautiful counter tops, brushed silver cabinet hardware, water resistant laminate flooring in a beautiful natural stone pattern, chic mini ceramic subway tile back splash, and a sink water filter with replaceable cartridge. Living room features large windows & hardwood floors. The 25'X10' family room has its own free-standing portable LG air conditioner. The master bedroom has three large windows, a built-in dresser and desk, and three ample closets. The full bath has a window in the new shower surround with a waterfall style shower head. A chair height commode, new solid one piece sink/counter top, new vanity cabinet and ceramic tile complete this remodeled bath. Huge sliding louvered doors enhance the fresh seaside feel of this home and they lead into the 2nd bedroom and half bath. The large screened in porch includes the laundry and workshop with wall unit a. c. The entrance features shallow easy-entry steps, an antennae to reach many local television stations, a new front porch deck with railing and a ramp for ease of entry into the home. The new $2,500 12'X10' Robin Builder's shed in the back yard is equipped with tie downs and is ready to be hard-wired into the electrical. Active, friendly community, recreation bldg and fishing dock.

21. 1998-10-01
    soldstatus $20,000
22. 1992-05-01
    soldstatus $20,000

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,106
• − Mortgage interest: −$4,812
• − Property taxes: −$773
• − Insurance: −$430
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − HOA: −$396
• − Depreciation: −$2,499
• Taxable income: $3,780
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,022/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F 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: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+329.5% since first listed

13 events — show timeline

• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $85,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-20 Sold (Public Records) $50,500 Public Records
• 2019-02-13 Sold (MLS) $50,500 Stellar MLS as Distributed by MLS Grid
• 2019-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-28 Listed $48,500 Stellar MLS as Distributed by MLS Grid
• 1998-10-01 Sold (Public Records) $20,000 Public Records
• 1992-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $773 · +18.5% YoY. Source: county tax records.