114 Jana Cir · Auburndale, FL 33823

$99,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 434 Days on market

Built 1980 4,125 sqft lot $39/mo HOA · 2% 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
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely remodeled manufactured home with some furnishings being left by Seller. Great buy on this 2 bedroom & 2 bath home where you own your lot, must fit age restriction 55+, and only pay $30/month Homeowner Association Fee that covers the common areas, clubhouse, shuffleboard, boat ramp & dock to Lake Marianna. Home has a great open floor plan, with a large living room, family room, eat-in kitchen, walk-in closets in bedrooms, a 16x11 screen porch, 12x08 utility with laundry, & carport. Newer kitchen appliances & much more. Owner is giving a Home Warranty to an approved Buyer at closing. Call to see this affordable home. .. .JUST REDUCED!

Key facts

• Walk-in closets
• Screened porch
• Separate family room

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• SEPARATE FAMILY ROOM
• BRIGHT EAT-IN KITCHEN
• WALK-IN CLOSETS
• SCREENED PORCH

Property features AI

Finance

• Other: Lot is paved, within city limits (approx. 0.09 acres, 50x82); Publicly maintained paved road
• Financial info: Total annual fees: $468
• HOA & community: Has HOA — $39 monthly; HOA fees include escrow reserves and recreational facilities; Community clubhouse and shuffleboard court; Deed restrictions; Senior community; Pets allowed with size and number limits (max ~20 lb)

Exterior

• Parking: Carport (1 space)
• Security: Security system
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured double-wide home; One level; Faces east
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built as a manufactured home
• Exterior features: Screened patio/porch; Rain gutters; Lake access (Lake Marianna); Private boat ramp

Interior

• Kitchen: Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); Security system
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/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 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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 (+3.2%/yr); 476 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 + 3.2% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 434 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $46k; list at $99k implies a 113% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 434 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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.64%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.85×
• Total profit: $23,510
• Equity at exit: $14,761

10-year hold

• IRR: 29.0%
• Equity multiple: 3.61×
• Total profit: $72,405
• 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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$519
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$41
• HOA: −$39
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $615

Break-even live

Break-even rent $912

Max offer price $99,000

Occupancy floor 59%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Jana Cir Auburndale, FL	3.0	2.0	1352	$1,650	$1.22	23d	1	0.02mi
609 Marianna Rd Auburndale, FL	3.0	2.0	1187	$1,730	$1.46	23d	1	0.15mi
711 Lake Jessie Dr Winter Haven, FL	2.0	2.0	884	$1,400	$1.58	23d	1	0.68mi
249 Century Blvd Unit A Auburndale, FL	2.0	1.0	870	$1,350	$1.55	3d	1	0.85mi
192 Julie Ln Auburndale, FL	3.0	2.0	1125	$1,650	$1.47	23d	1	0.96mi
912 Lake Jessie Dr Unit A Winter Haven, FL	1.0	1.0	800	$1,800	$2.25	3d	1	1.13mi
53 Sunset Cir Lake Alfred, FL	2.0	1.0	1176	$1,100	$0.94	3d	1	1.16mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 13 events

1. 2026-06-18
   days on market $99,000 Active 434 DOM
2. 2026-06-17
   days on market $99,000 Active 433 DOM
3. 2026-06-16
   days on market $99,000 Active 432 DOM
4. 2026-06-15
   days on market $99,000 Active 431 DOM
5. 2026-06-13
   days on market $99,000 Active 429 DOM
6. 2026-06-10
   days on market $99,000 Active 426 DOM
7. 2026-06-09
   days on market $99,000 Active 425 DOM
8. 2026-06-08
   days on market $99,000 Active 424 DOM
9. 2026-06-07
   days on market $99,000 Active 423 DOM
10. 2026-06-05
    days on market $99,000 Active 420 DOM
11. 2026-06-03
    days on marketlisting id $99,000 Active 418 DOM
12. 2026-06-01
    days on market $99,000 Active 3 DOM
13. 2026-05-31
    days on market $99,000 Active 2 DOM

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,456 · $121/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 ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,297
• − Mortgage interest: −$5,546
• − Property taxes: −$1,456
• − Insurance: −$495
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − HOA: −$468
• − Depreciation: −$2,880
• Taxable income: $6,205
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $5,896/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburndale, FL
• County: Polk County · 740,051 people
• City population: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% 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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+187.0% since first listed

19 events — show timeline

• 2026-05-29 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $114,400 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $124,700 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $132,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-20 Sold (Public Records) $46,450 Public Records
• 2016-09-16 Sold (MLS) $46,450 Stellar MLS as Distributed by MLS Grid
• 2016-09-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-26 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-07-18 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-01 Price Changed $52,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-15 Listed $54,500 Stellar MLS as Distributed by MLS Grid
• 2014-01-31 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-04 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2001-02-16 Sold (Public Records) $45,000 Public Records
• 1998-12-11 Sold (Public Records) $34,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,456 · +6.1% YoY. Source: county tax records.