225 Mango Dr · Four Corners, FL 33897

$249,000

3 bd · 3.0 ba · 1,748 sqft · SingleFamily public records · 80 Days on market

Built 2001 984 sqft lot $230/mo HOA · 11% of rent

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Completely furnished vaction home, short term rental. Super investment with separate in-law efficiency. Apartment minutes from Disney

Key facts

• New ac unit
• Full kitchen
• Newer roof

Tags

• FULL KITCHEN
• PRIVATE FULL BATHROOM
• PRIVATE ENTRANCE
• NEWER ROOF
• NEW AC UNIT

Property features AI

Finance

• Other: Total living area about 1,748 (public records); Community features: irrigation with reclaimed water, no truck/RV/motorcycle parking
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $230 (includes pool); HOA approval required; Association amenities: clubhouse, pool, fitness center, basketball court, playground, tennis courts, community mailbox, maintenance, sidewalks, street lights; Pets allowed (cats and dogs)

Exterior

• Parking: No specific parking details provided
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone available; Sewer connected; Water connected; Underground utilities
• Home design: Residential townhouse; Two levels; Faces north; Homesteaded
• Construction: Frame construction; Shingle roof; Slab foundation; Built on a 0.02-acre lot (approximately 91 m²)
• Exterior features: Sidewalk; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Thermostat; Walk-in closets; Interior in-law suite with private entry; Six total rooms
• Laundry & utility: Washer; Dryer; Laundry located inside, in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.2% below list).
• Recommended offer: $216k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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.
• Zoned schools: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 44% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $205 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• 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 80 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $157k; list at $249k implies a 59% 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,121 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.63×
• Total profit: $-26,041
• Equity at exit: $64,810

10-year hold

• IRR: -4.6%
• Equity multiple: 0.58×
• Total profit: $-28,942
• Equity at exit: $72,153

Cash invested: $69,720 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 648
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$154 /mo · $1,842/yr
• Insurance: −$104
• HOA: −$230
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-86

Break-even live

Break-even rent $2,270

Max offer price $233,861

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-15	+0% $-86	+5% $-156	+10% $-227
Rent	-10% $-256	-5% $-171	+0% $-86	+5% $0	+10% $85
Rate	-1.0pp $40	-0.5pp $-22	base $-86	+0.5pp $-150	+1.0pp $-216

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Mango Dr Unit A Davenport, FL	3.0	2.0	1575	$1,750	$1.11	25d	1	0.03mi
1042 Calabria Ave Unit 1261192P Davenport, FL	4.0	3.0	1485	$5,169	$3.48	16d	1	0.04mi
515 Orchid Dr Unit A Davenport, FL	3.0	2.0	1348	$1,650	$1.22	25d	1	0.06mi
142 Mango Dr Davenport, FL	3.0	2.0	1784	$1,799	$1.01	25d	1	0.06mi
564 Orchid Dr Unit A Davenport, FL	2.0	2.0	1348	$1,500	$1.11	25d	1	0.07mi
203 Coco Plum Dr Unit Main Unit Davenport, FL	3.0	2.0	1686	$1,850	$1.10	25d	1	0.07mi
161 Coco Plum Dr Davenport, FL	3.0	3.0	1364	$1,850	$1.36	25d	1	0.08mi
202 Napoli Dr Unit 1524601P Davenport, FL	4.0	3.5	1851	$3,260	$1.76	16d	1	0.10mi
402 Orchid Dr Unit Main Davenport, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	0.10mi
251 Caribbean Dr Davenport, FL	3.0	2.0	1800	$1,575	$0.88	25d	1	0.11mi
271 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1298	$1,750	$1.35	25d	1	0.11mi
243 Palermo St Unit 1018215P Davenport, FL	3.0	3.0	1851	$2,200	$1.19	5d	1	0.12mi
332 Caribbean Dr Davenport, FL	2.0	2.0	1200	$1,650	$1.38	25d	1	0.13mi
761 Caribbean Dr Davenport, FL	3.0	2.0	1400	$1,700	$1.21	5d	1	0.14mi
711 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.16mi
3929 Calabria Ave Unit 1018213P Davenport, FL	4.0	3.0	1851	$2,101	$1.14	15d	1	0.16mi
536 Caribbean Dr Unit A Davenport, FL	3.0	2.0	1420	$1,650	$1.16	25d	1	0.17mi
405 Caribbean Dr Unit Main Davenport, FL	2.0	2.0	1200	$1,750	$1.46	25d	1	0.17mi
226 Orchid Dr Davenport, FL	3.0	2.0	1508	$1,749	$1.16	20d	1	0.18mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	4d	1	0.19mi
557 Miramar Ave Unit 1095258P Davenport, FL	4.0	3.5	1851	$2,086	$1.13	13d	1	0.22mi
1131 N Hampton Dr Davenport, FL	4.0	3.0	1919	$2,600	$1.35	16d	1	0.26mi
3306 Calabria Ave Unit 1261194P Davenport, FL	4.0	3.5	1754	$4,551	$2.59	5d	1	0.26mi
1052 Papaya Cir Davenport, FL	4.0	2.0	1637	$2,450	$1.50	25d	1	0.27mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	25d	1	0.29mi
1027 Papaya Cir Davenport, FL	4.0	2.0	1627	$2,500	$1.54	25d	1	0.30mi
904 Charo Pkwy #517 Davenport, FL	3.0	3.0	1217	$1,800	$1.48	25d	1	0.31mi
904 Charo Pkwy #533 Davenport, FL	4.0	3.0	1437	$1,795	$1.25	16d	1	0.31mi
1187 Papaya Cir Davenport, FL	4.0	2.0	1699	$2,100	$1.24	5d	1	0.33mi
1136 Papaya Cir Davenport, FL	4.0	2.0	1627	$2,450	$1.51	5d	1	0.35mi
1136 Papaya Cir Unit 1136 Davenport, FL	4.0	2.0	1627	$2,450	$1.51	16d	1	0.35mi
1460 Mirabella Cir Davenport, FL	3.0	2.5	1505	$1,895	$1.26	16d	1	0.38mi
1483 Mirabella Cir Davenport, FL	3.0	2.5	1501	$1,850	$1.23	16d	1	0.38mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	25d	1	0.41mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	16d	1	0.41mi
1513 Mirabella Cir Davenport, FL	3.0	2.5	1594	$1,950	$1.22	25d	1	0.41mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	5d	1	0.42mi
1536 Mirabella Cir Unit 1536 Davenport, FL	3.0	2.5	1567	$2,100	$1.34	25d	1	0.43mi
447 Higher Combe Dr Unit 447 Davenport, FL	4.0	2.0	2045	$2,850	$1.39	25d	1	0.44mi
500 Highgate Park Blvd Davenport, FL	4.0	3.0	1830	$2,500	$1.37	25d	1	0.46mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 26 events

1. 2026-06-22
   days on market $249,000 Active 80 DOM
2. 2026-06-18
   days on market $249,000 Active 77 DOM
3. 2026-06-17
   days on market $249,000 Active 76 DOM
4. 2026-06-16
   days on market $249,000 Active 75 DOM
5. 2026-06-15
   days on market $249,000 Active 74 DOM
6. 2026-06-13
   days on market $249,000 Active 72 DOM
7. 2026-06-10
   days on market $249,000 Active 69 DOM
8. 2026-06-09
   days on market $249,000 Active 68 DOM
9. 2026-06-08
   days on market $249,000 Active 67 DOM
10. 2026-06-07
    days on market $249,000 Active 66 DOM
11. 2026-06-05
    days on market $249,000 Active 63 DOM
12. 2026-06-03
    days on market $249,000 Active 62 DOM
13. 2026-06-03
    days on market $249,000 Active 61 DOM
14. 2026-06-01
    days on market $249,000 Active 60 DOM
15. 2026-05-31
    days on market $249,000 Active 59 DOM
16. 2026-05-20
    price $249,000
17. 2026-05-11
    price $259,000
18. 2026-04-25
    status Active
19. 2026-04-25
    price $264,000
20. 2026-03-25
    status Pending
21. 2026-03-14
    status Active
22. 2026-03-10
    status Pending
23. 2026-02-26
    listed $257,000 Active
24. 2006-08-11
    soldstatus $157,000
25. 2005-05-20
    soldstatus $157,000 133-char remark

    Show marketing remark (133 chars)

    Completely furnished vaction home, short term rental. Super investment with separate in-law efficiency. Apartment minutes from Disney

26. 2004-12-05
    listed $167,000 133-char remark

    Show marketing remark (133 chars)

    Completely furnished vaction home, short term rental. Super investment with separate in-law efficiency. Apartment minutes from Disney

ⓘ 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: $1,842 · $154/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$224/yr (+$19/mo · 12.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,935
• − Mortgage interest: −$13,948
• − Property taxes: −$1,842
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$2,760
• − Depreciation: −$7,244
• Taxable loss: −$5,254
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $233/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+49.1% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $264,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $257,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-11 Sold (Public Records) $157,000 Public Records
• 2005-05-20 Sold (MLS) $157,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-05 Listed $167,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.9%/yr

Latest (2025): $1,842 · +9.7% YoY. Source: county tax records.