130 Forest Ave · Davenport, FL 33837

$99,000

3 bd · 1.0 ba · 1,242 sqft · Manufactured public records · 352 Days on market

Built 1975 10,123 sqft lot

---

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
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors, don’t miss this hidden gem in the heart of Davenport, Florida. This double wide mobile home with 1,242 ft. ² of living space has a 0.23 acre lot, with three bedrooms one bathroom and $65,000 renovation estimate , this property holds incredible potential. The numbers speak for themselves a price of $99,000 and a potential ARV of $200,000 plus, the strategic location puts you near comercial facilities, major highways in the heart of Davenport. Similar properties nearby have sold for as much as $285,000 act now and secure this investment opportunity, for more details contact us! Hurry this property won't last long!

Key facts

• 0.23 acre lot
• Strategic location
• Major highways

Tags

• 0.23 ACRE LOT
• STRATEGIC LOCATION
• NEAR COMMERCIAL FACILITIES
• MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Utilities: No public water (None); Septic tank; Other utilities
• Home design: Residential double-wide mobile home; One level; East-facing
• Construction: Other construction materials; Metal and other roof types; Crawlspace foundation; Building area about 1,242 (living area)
• Exterior features: Other exterior features; Dirt road access

Interior

• Kitchen: Includes washer and dryer (appliances listed under interior); Other appliance(s)
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; 6 total rooms
• Laundry & utility: Laundry room; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#423 in FL) — a middle-class / working-renter tenant base. Strengths: crime 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.
• Zoned schools: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $684 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 + 0.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $99k implies a 80% 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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: 1.88% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.34%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.00×
• Total profit: $27,588
• Equity at exit: $14,761

10-year hold

• IRR: 30.9%
• Equity multiple: 3.39×
• Total profit: $66,257
• Equity at exit: $8,560

Cash invested: $27,720 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$519
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $770

Break-even live

Break-even rent $886

Max offer price $99,000

Occupancy floor 54%

Sensitivity live

Price	-10% $826	-5% $798	+0% $770	+5% $742	+10% $714
Rent	-10% $623	-5% $697	+0% $770	+5% $844	+10% $917
Rate	-1.0pp $820	-0.5pp $795	base $770	+0.5pp $744	+1.0pp $718

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Forest Ave Unit 2 Davenport, FL	3.0	2.0	1250	$1,295	$1.04	4d	1	0.04mi
118 E Pine St Davenport, FL	3.0	2.0	1220	$1,975	$1.62	4d	1	0.63mi
3628 Spire Dr Davenport, FL	3.0	2.5	1421	$1,950	$1.37	4d	1	0.67mi
3057 Temples Crossing Blvd Davenport, FL	3.0	2.5	1480	$2,050	$1.39	25d	1	0.71mi
2 W Orange St Unit 101 Davenport, FL	3.0	2.0	1048	$1,795	$1.71	4d	1	0.78mi
210 E Palm St Davenport, FL	4.0	2.0	1126	$2,250	$2.00	22d	1	0.79mi
2612 Penguin Blvd Davenport, FL	3.0	2.5	1407	$1,900	$1.35	25d	1	0.88mi
3037 Canary Ave Davenport, FL	3.0	2.5	1373	$1,900	$1.38	20d	1	1.09mi
2958 Canary Ave Davenport, FL	3.0	2.5	1407	$1,900	$1.35	25d	1	1.14mi
145 Silver Maple Bnd Davenport, FL	3.0	2.0	1450	$2,100	$1.45	25d	1	1.28mi
221 Almeria Way Davenport, FL	3.0	2.0	1410	$2,200	$1.56	16d	1	1.37mi
703 Gotts Rd Davenport, FL	3.0	1.0	1160	$1,700	$1.47	25d	1	1.50mi

Listing history 12 events

1. 2026-06-10
   days on market $99,000 Active 352 DOM
2. 2026-06-09
   days on market $99,000 Active 351 DOM
3. 2026-06-08
   days on market $99,000 Active 350 DOM
4. 2026-06-07
   days on market $99,000 Active 349 DOM
5. 2026-06-05
   days on market $99,000 Active 346 DOM
6. 2026-06-03
   days on market $99,000 Active 344 DOM
7. 2026-06-01
   days on market $99,000 Active 343 DOM
8. 2026-05-31
   days on market $99,000 Active 342 DOM
9. 2025-06-23
   listed $99,000 Active
10. 2025-04-17
    historical
11. 2025-01-27
    listed $99,000 Active
12. 2006-02-14
    soldstatus $55,000

ⓘ 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: $1,673 · $139/mo
• Projected year-2 tax: $1,673 · $139/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $22,327
• − Mortgage interest: −$5,546
• − Property taxes: −$1,673
• − Insurance: −$495
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$2,880
• Taxable income: $8,161
• Est. tax owed @ 24.0%: −$1,959
• After-tax cash flow: $7,282/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 — Davenport

• Score: 70/100
• State rank: #423
• US rank: #7541

Category grades

Amenities F Commute F Cost of living B+ Crime A+ 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: 104,279
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 2%

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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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

+80.0% since first listed

4 events — show timeline

• 2025-06-23 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-14 Sold (Public Records) $55,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $1,673 · +34.1% YoY. Source: county tax records.