8508 Breeze Hill Dr · Indian Lake Estates, FL 33898

$115,000

2 bd · 2.0 ba · 504 sqft · Manufactured public records · 126 Days on market

Built 1985 7,841 sqft lot $16/mo HOA · 1% 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully Remodeled Home with Tranquil Pond Views. This Well Kept Home is offered Fully Furnished and features a Spacious Eat in Kitchen with New Oak Cabinets, Stainless Steel Appliances, New Pergo Wood Flooring and Decorative Tiled Back Splash. The Master Suite offers a Generous 22x10 Square Feet of Living Space featuring Sliding Glass Doors and Water Views. Other amenities offered with this Lovely Home include Vaulted Ceilings, Screened Lanai, Workshop, Indoor Laundry Area with Washer & Dryer, Pleasantly Landscaped Yard, Carport and Irrigation System supplied by a Well. This Wonderful Property is located in the Adult Community of Breeze Hill, featuring parking for Boats or RV, Club House, Community Heated Pool, Shuffleboard, Boat Ramp, Dock, Fishing Pier and other Planned Community Activities.

Key facts

• Community boat ramp
• Lakefront community
• Fishing pier

Tags

• LAKEFRONT COMMUNITY
• PRIVATE DOCK
• COVERED PATIO
• UTILITY SHED
• COMMUNITY BOAT RAMP
• FISHING PIER

Property features AI

Finance

• Other: Furnished; No lease restrictions
• HOA & community: HOA (Gary Parker) with $200 annual fee ($16.67 monthly); Association amenities: clubhouse, pool, shuffleboard court; Senior community; Pets allowed; Golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured single wide home; One story; South-facing
• Construction: Metal frame construction; Shingle roof; Crawlspace foundation; Built on lot of approximately 0.18 acres
• Exterior features: Awnings; Rain gutters; Outdoor storage; Lake view; Lake access; Fishing pier; Skiing allowed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Solid wood cabinets; Split bedroom floor plan; 7 total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 500 active listings in the ZIP; 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 $795 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.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $38k; list at $115k implies a 203% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.15% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,267
• Equity at exit: $17,147

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $19,145
• Equity at exit: $9,943

Cash invested: $32,200 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 500
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$48
• HOA: −$16
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $257

Break-even live

Break-even rent $997

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: waterpool

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 126 DOM
2. 2026-06-17
   days on market $115,000 Active 125 DOM
3. 2026-06-16
   days on market $115,000 Active 124 DOM
4. 2026-06-15
   days on market $115,000 Active 123 DOM
5. 2026-06-13
   days on market $115,000 Active 121 DOM
6. 2026-06-10
   days on market $115,000 Active 118 DOM
7. 2026-06-09
   days on market $115,000 Active 117 DOM
8. 2026-06-08
   days on market $115,000 Active 116 DOM
9. 2026-06-07
   days on market $115,000 Active 115 DOM
10. 2026-06-05
    days on market $115,000 Active 112 DOM
11. 2026-06-03
    days on market $115,000 Active 110 DOM
12. 2026-06-01
    days on market $115,000 Active 109 DOM
13. 2026-05-31
    days on market $115,000 Active 108 DOM
14. 2026-02-12
    listed $115,000 Active
15. 2025-09-18
    historical
16. 2025-03-17
    price $149,000
17. 2025-03-11
    listed $159,000 Active
18. 2013-01-28
    soldstatus $38,000 814-char remark

    Show marketing remark (814 chars)

    Wonderfully Remodeled Home with Tranquil Pond Views. This Well Kept Home is offered Fully Furnished and features a Spacious Eat in Kitchen with New Oak Cabinets, Stainless Steel Appliances, New Pergo Wood Flooring and Decorative Tiled Back Splash. The Master Suite offers a Generous 22x10 Square Feet of Living Space featuring Sliding Glass Doors and Water Views. Other amenities offered with this Lovely Home include Vaulted Ceilings, Screened Lanai, Workshop, Indoor Laundry Area with Washer & Dryer, Pleasantly Landscaped Yard, Carport and Irrigation System supplied by a Well. This Wonderful Property is located in the Adult Community of Breeze Hill, featuring parking for Boats or RV, Club House, Community Heated Pool, Shuffleboard, Boat Ramp, Dock, Fishing Pier and other Planned Community Activities.

19. 2011-10-11
    listed $44,500 814-char remark

    Show marketing remark (814 chars)

    Wonderfully Remodeled Home with Tranquil Pond Views. This Well Kept Home is offered Fully Furnished and features a Spacious Eat in Kitchen with New Oak Cabinets, Stainless Steel Appliances, New Pergo Wood Flooring and Decorative Tiled Back Splash. The Master Suite offers a Generous 22x10 Square Feet of Living Space featuring Sliding Glass Doors and Water Views. Other amenities offered with this Lovely Home include Vaulted Ceilings, Screened Lanai, Workshop, Indoor Laundry Area with Washer & Dryer, Pleasantly Landscaped Yard, Carport and Irrigation System supplied by a Well. This Wonderful Property is located in the Adult Community of Breeze Hill, featuring parking for Boats or RV, Club House, Community Heated Pool, Shuffleboard, Boat Ramp, Dock, Fishing Pier and other Planned Community Activities.

20. 2011-02-22
    historical
21. 2010-12-23
    listed $58,500
22. 2010-12-20
    historical
23. 2010-04-26
    listed $58,500
24. 1996-02-21
    soldstatus $22,500
25. 1993-09-20
    soldstatus $19,000

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $15,860
• − Mortgage interest: −$6,442
• − Property taxes: −$1,445
• − Insurance: −$575
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$192
• − Depreciation: −$3,345
• Taxable income: $1,324
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,763/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 — Indian Lake Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Polk County · 740,051 people
• City population: 33
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 1% 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

+505.3% since first listed

12 events — show timeline

• 2026-02-12 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-28 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-11 Listed $44,500 Stellar MLS as Distributed by MLS Grid
• 2011-02-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-12-23 Listed $58,500 Stellar MLS as Distributed by MLS Grid
• 2010-12-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-04-26 Listed $58,500 Stellar MLS as Distributed by MLS Grid
• 1996-02-21 Sold (Public Records) $22,500 Public Records
• 1993-09-20 Sold (Public Records) $19,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,445 · +14.2% YoY. Source: county tax records.