816 Polo Park East Blvd · Four Corners, FL 33897

$179,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 360 Days on market

Built 1992 4,012 sqft lot $248/mo HOA · 12% of rent

---

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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.8/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Polo Park East is an age 55+ Resident Owned Cooperative (Co-op) Community. The price of the home includes 1 share of the community ownership valued at $58,200). When you are a shareholder there is no lot rent to pay. The HOA fee for this property is $248.00 monthly which includes Lawn Cutting and Edging, DIRECTV STREAM Cable and Frontier Fiber Optic High Speed WIFI. The clubhouse features an exercise room, library, billiard room and large hall with full kitchen (available to rent for private parties) where loads of community activities take place including Bingo half the year on Thursday nights and community holiday parties. Golf carts ok in community to drive on roads. Come live in this we

Key facts

• Directv stream cable
• Exercise room
• No lot rent

Tags

• NO LOT RENT
• HOA FEE INCLUDES LAWN CUTTING
• DIRECTV STREAM CABLE
• EXERCISE ROOM
• LIBRARY
• BILLIARD ROOM

Property features AI

Finance

• Other: Furnished; Private lake access to Lake Davenport with private boat ramp and fishing pier
• Financial info: Total annual fees $2,976 (monthly $248)
• HOA & community: Has HOA (monthly fee required, $248); Association approval required; Association amenities include clubhouse, fitness center, pool, golf course access, shuffleboard, cable TV, lobby key required, private road; fee includes cable TV, common area taxes, pool, internet, private road maintenance, and trash; Community features: buyer approval required, clubhouse, deed restrictions, fitness center, golf carts allowed, pool; Senior community with breed-restricted pets

Exterior

• Parking: Carport with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Fiber optics available; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story; South-facing; Entry level: One
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier; Built as a completed property
• Exterior features: Covered, screened patio; Patio; Landscaped lot; Near golf course; Private maintained asphalt road; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Skylights; Double-pane, ENERGY STAR qualified insulated windows
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: schools F, 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.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $148 of equity ($1k loan paydown + $-1k 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 360 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $179k implies a 1093% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 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: 1.18% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.1

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,037
• Equity at exit: $46,591

10-year hold

• IRR: 3.9%
• Equity multiple: 1.36×
• Total profit: $17,837
• Equity at exit: $51,869

Cash invested: $50,120 (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: 646
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$939
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$75
• HOA: −$248
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $273

Break-even live

Break-even rent $1,765

Max offer price $179,000

Occupancy floor 82%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	23d	1	0.42mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$2,024	$1.91	3d	22	0.52mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$3,400	$2.52	14d	83	0.56mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	3d	1	0.59mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	4d	2	0.62mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	3d	2	0.62mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	0.67mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	21d	1	0.69mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	1d	1	0.73mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,875	$1.30	7d	2	0.75mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,506	$2.45	14d	21	0.78mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	0.82mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$2,230	$2.47	1d	19	0.84mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	0.88mi
232 Nesbitt Park Ave Davenport, FL	2.0	2.0	864	$1,325	$1.53	23d	1	0.89mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	3d	1	0.89mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	0.89mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	0.90mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$2,290	$2.22	2d	22	0.90mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	14d	1	0.92mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$2,247	$1.96	2d	15	0.92mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	23d	1	0.93mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	7d	1	0.96mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	2d	1	0.96mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	3d	15	0.99mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	0.99mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	0.99mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	1.02mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	23d	1	1.06mi
8812 Dunes Ct #305 Kissimmee, FL	2.0	2.0	1048	$1,500	$1.43	23d	1	1.08mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	23d	1	1.09mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	12d	1	1.09mi
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	23d	1	1.09mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	23d	1	1.09mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,546	$2.62	2d	120	1.09mi
8801 Dunes Ct #204 Kissimmee, FL	2.0	2.0	1048	$1,600	$1.53	23d	1	1.11mi
8828 Dunes Ct Unit 12-202 Kissimmee, FL	4.0	2.0	1377	$2,050	$1.49	23d	1	1.15mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	3d	1	1.18mi
218 Langford Park Dr Davenport, FL	3.0	2.0	1479	$2,100	$1.42	23d	1	1.23mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	13d	1	1.27mi

HOA detail

• Monthly dues: $248 · $2,976/yr
• Likely covers: internetcable

Listing history 7 events

1. 2026-05-09
   status Pending
2. 2026-05-08
   price $179,000
3. 2026-03-28
   price $189,000
4. 2026-01-30
   price $199,000
5. 2025-11-12
   price $214,900
6. 2025-05-14
   listed $219,900 Active
7. 1998-03-21
   soldstatus $15,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 · 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: $25,324
• − Mortgage interest: −$10,027
• − Property taxes: −$1,594
• − Insurance: −$895
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − HOA: −$2,976
• − Depreciation: −$5,207
• Taxable income: $573
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $3,139/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

• Census place: Four Corners, FL
• 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

+1093.3% since first listed

7 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 1998-03-21 Sold (Public Records) $15,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,594 · +26.3% YoY. Source: county tax records.