4321 Cherrywood St · Jan Phyl Village, FL 33880

$108,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 656 Days on market

Built 1984 3,681 sqft lot $163/mo HOA · 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FROM the moment you walk into this beautiful open floor plan home you will feel right at home. From it's two large master suites to the inside laundry room and updated double paned windows. This home is tastefully decorated and ready for you to enjoy the beautiful Florida sunsets. The home comes completely furnished so just bring your clothes and your tooth brush and your home. Roof is still under warranty. Central Heat and Air unit is approximate 6-8 years but has been serviced on a regular basis. Call quick because this home will be gone. And this is located in a beautiful resident owned community and is very affordible maintenance is only 77.00 a month and park has two club houses, two heated pools, Tennis, shuffle board, miniature golf, horse shoes, fishing peer just to name a few.

Key facts

• 3,681 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Private maintained paved road; Lot about 0.08 acres (0 to less than 1/4 acre); Located on Dinner Lake (no water frontage or water access; water extras include fishing pier)
• Financial info: Total monthly fees $163.11 (total annual fees $1,957.32)
• HOA & community: HOA required; monthly fee $163.11; HOA covers trash and water; Community amenities include clubhouse, pool, tennis courts, shuffleboard court, gated entry, laundry; Senior community; Pets allowed (cats OK); Buyer approval required; Golf carts allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; South-facing
• Construction: Metal frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Rain gutters; Sliding doors; Fishing pier (water extras)

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans
• Laundry & utility: Washer and dryer (inside laundry); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#769 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Zoned schools: Eagle Lake Elementary School (math 49% / reading 40%, grade F, #1,288 of 2,144 statewide, top 62%, 697 students, 59% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 345 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 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 + 2.5% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 656 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $32k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $108k implies a 87% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 656 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. 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?
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: 1.56% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $7,776
• Equity at exit: $16,103

10-year hold

• IRR: 15.5%
• Equity multiple: 2.23×
• Total profit: $37,212
• Equity at exit: $9,338

Cash invested: $30,240 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 345
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$566
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$45
• HOA: −$163
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $409

Break-even live

Break-even rent $1,164

Max offer price $108,000

Occupancy floor 71%

Sensitivity live

Price	-10% $470	-5% $439	+0% $409	+5% $378	+10% $348
Rent	-10% $276	-5% $342	+0% $409	+5% $475	+10% $542
Rate	-1.0pp $463	-0.5pp $436	base $409	+0.5pp $381	+1.0pp $352

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3992 Warbler Dr Winter Haven, FL	3.0	2.0	1632	$1,750	$1.07	16d	1	0.27mi
3211 Timberline Rd Winter Haven, FL	3.0	2.0	1694	$1,845	$1.09	5d	1	0.80mi
449 Red Hawk Loop Winter Haven, FL	3.0	2.0	1109	$1,581	$1.43	5d	1	0.80mi
3320 Timberline Rd W Winter Haven, FL	3.0	2.0	1316	$1,735	$1.32	5d	1	0.83mi
3062 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	1100	$1,323	$1.20	5d	1	0.89mi
1059 Spirit Lake Rd Winter Haven, FL	2.0	1.0	900	$1,378	$1.53	25d	1	0.99mi
267 Lake Thomas Dr Winter Haven, FL	2.0	2.0	1033	$1,800	$1.74	25d	1	1.02mi
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	25d	1	1.09mi

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-22
   days on market $108,000 Active 656 DOM
2. 2026-06-18
   days on market $108,000 Active 653 DOM
3. 2026-06-17
   days on market $108,000 Active 652 DOM
4. 2026-06-16
   days on market $108,000 Active 651 DOM
5. 2026-06-15
   days on market $108,000 Active 650 DOM
6. 2026-06-13
   days on market $108,000 Active 648 DOM
7. 2026-06-10
   days on market $108,000 Active 645 DOM
8. 2026-06-09
   days on market $108,000 Active 644 DOM
9. 2026-06-08
   days on market $108,000 Active 643 DOM
10. 2026-06-07
    days on market $108,000 Active 642 DOM
11. 2026-06-05
    days on market $108,000 Active 639 DOM
12. 2026-06-03
    days on market $108,000 Active 637 DOM
13. 2026-06-01
    days on market $108,000 Active 636 DOM
14. 2026-05-31
    days on market $108,000 Active 635 DOM
15. 2026-05-06
    price $108,000
16. 2026-02-24
    price $118,000
17. 2025-11-10
    price $121,900
18. 2025-08-21
    price $124,900
19. 2025-05-15
    status Active
20. 2025-05-11
    status Pending
21. 2025-04-08
    price $129,900
22. 2025-02-09
    price $132,500
23. 2024-08-30
    listed $139,900 Active
24. 2015-04-22
    soldstatus $57,700 Sold 796-char remark

    Show marketing remark (796 chars)

    FROM the moment you walk into this beautiful open floor plan home you will feel right at home. From it's two large master suites to the inside laundry room and updated double paned windows. This home is tastefully decorated and ready for you to enjoy the beautiful Florida sunsets. The home comes completely furnished so just bring your clothes and your tooth brush and your home. Roof is still under warranty. Central Heat and Air unit is approximate 6-8 years but has been serviced on a regular basis. Call quick because this home will be gone. And this is located in a beautiful resident owned community and is very affordible maintenance is only 77.00 a month and park has two club houses, two heated pools, Tennis, shuffle board, miniature golf, horse shoes, fishing peer just to name a few.

25. 2015-03-30
    status Pending 796-char remark

    Show marketing remark (796 chars)

    FROM the moment you walk into this beautiful open floor plan home you will feel right at home. From it's two large master suites to the inside laundry room and updated double paned windows. This home is tastefully decorated and ready for you to enjoy the beautiful Florida sunsets. The home comes completely furnished so just bring your clothes and your tooth brush and your home. Roof is still under warranty. Central Heat and Air unit is approximate 6-8 years but has been serviced on a regular basis. Call quick because this home will be gone. And this is located in a beautiful resident owned community and is very affordible maintenance is only 77.00 a month and park has two club houses, two heated pools, Tennis, shuffle board, miniature golf, horse shoes, fishing peer just to name a few.

26. 2015-03-08
    listed $61,900 Active 796-char remark

    Show marketing remark (796 chars)

    FROM the moment you walk into this beautiful open floor plan home you will feel right at home. From it's two large master suites to the inside laundry room and updated double paned windows. This home is tastefully decorated and ready for you to enjoy the beautiful Florida sunsets. The home comes completely furnished so just bring your clothes and your tooth brush and your home. Roof is still under warranty. Central Heat and Air unit is approximate 6-8 years but has been serviced on a regular basis. Call quick because this home will be gone. And this is located in a beautiful resident owned community and is very affordible maintenance is only 77.00 a month and park has two club houses, two heated pools, Tennis, shuffle board, miniature golf, horse shoes, fishing peer just to name a few.

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,174
• − Mortgage interest: −$6,050
• − Property taxes: −$1,740
• − Insurance: −$540
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$1,956
• − Depreciation: −$3,142
• Taxable income: $3,519
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $4,061/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 — Jan Phyl Village

• Score: 62/100
• State rank: #769
• US rank: #17294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

+74.5% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $108,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $121,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-09 Price Changed $132,500 Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-22 Sold (MLS) $57,700 Stellar MLS as Distributed by MLS Grid
• 2015-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-08 Listed $61,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.4%/yr

Latest (2025): $1,740 · +14.2% YoY. Source: county tax records.