135 Citrus Ridge Dr · Haines City, FL 33837

$94,700

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 75 Days on market

Built 1986 2,391 sqft lot $104/mo HOA · 8% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful "MOVE IN READY" "FURNISHED" home located in the Citrus ridge 55+ community in Davenport. This beautiful and meticulously maintained home is ready for it new owner!!! YOU OWN THE LAND!! Fabulous floor plan and built for efficiency. Relax in the large approximately 300 square ft. family room. The exterior of this home offers double pane windows, a carport, with a large driveway that will allow for 4 car parking. Enjoy the evenings or breakfast in the morning on the brick paver patio. Need storage? this home has a BIG shed included. The A/C has been updated and has a newer instant hot efficient water heater. The Citrus Ridge offers many amenities such as a clubhou

Key facts

• Clubhouse
• Brick paver patio
• Double pane windows

Tags

• BRICK PAVER PATIO
• DOUBLE PANE WINDOWS
• UPDATED A/C
• NEWER INSTANT HOT WATER HEATER
• CLUBHOUSE
• POOL

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Citrus Ridge Community Neighborhood Association (HOA required; approval required); Monthly HOA approximately $104.17 (annual $1,250); HOA covers common area taxes, pool, recreational facilities and trash; Community amenities include clubhouse, fitness center, pool, pickleball courts, recreation facilities, community mailbox, deed restrictions, street lights; Senior community; pets allowed

Exterior

• Parking: Ground-level carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable connected; Broadband/high-speed internet available; Sewer connected; Water connected
• Home design: Manufactured single-wide home; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Block foundation; Estimated building area 708 square feet
• Exterior features: Patio; Awnings; Shed(s); Landscaped with trees; Level, paved lot; In county location

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat; Window treatments; Double-pane windows
• Laundry & utility: Washer; Dryer; Tankless water heater; Laundry available inside and outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $655 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 75 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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 $12k; list at $95k implies a 723% 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 $89,018 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.43% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.80%
• DSCR: 1.66
• GRM: 5.8

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,575
• Equity at exit: $14,120

10-year hold

• IRR: 7.7%
• Equity multiple: 1.49×
• Total profit: $13,116
• Equity at exit: $8,188

Cash invested: $26,516 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$497
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$39
• HOA: −$104
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $327

Break-even live

Break-even rent $944

Max offer price $94,700

Occupancy floor 71%

Sensitivity live

Price	-10% $381	-5% $354	+0% $327	+5% $300	+10% $273
Rent	-10% $220	-5% $273	+0% $327	+5% $381	+10% $434
Rate	-1.0pp $375	-0.5pp $351	base $327	+0.5pp $302	+1.0pp $277

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: $23,675
• Closing costs: $2,841
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43420 US-27 Davenport, FL	—	1.0	300	$1,025	$3.42	24d	1	1.48mi
43420 US-27 Davenport, FL	1.0	1.0	300	$950	$3.17	4d	1	1.48mi

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $94,700 Active 75 DOM
2. 2026-06-17
   days on market $94,700 Active 74 DOM
3. 2026-06-16
   days on market $94,700 Active 73 DOM
4. 2026-06-15
   days on market $94,700 Active 72 DOM
5. 2026-06-13
   days on market $94,700 Active 70 DOM
6. 2026-06-10
   pricedays on market $94,700 Active 67 DOM
7. 2026-06-09
   days on market $94,800 Active 66 DOM
8. 2026-06-08
   days on market $94,800 Active 65 DOM
9. 2026-06-07
   days on market $94,800 Active 64 DOM
10. 2026-06-05
    days on market $94,800 Active 61 DOM
11. 2026-06-03
    days on market $94,800 Active 60 DOM
12. 2026-06-03
    days on market $94,800 Active 59 DOM
13. 2026-06-01
    days on market $94,800 Active 58 DOM
14. 2026-05-31
    days on market $94,800 Active 57 DOM
15. 2026-05-20
    status Active
16. 2026-04-30
    status Pending
17. 2026-04-29
    status Active
18. 2026-04-28
    status Pending
19. 2026-04-13
    price $94,800
20. 2026-04-07
    price $94,900
21. 2026-03-14
    listed $95,000 Active
22. 1985-11-01
    soldstatus $11,500

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 ≥108°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: $16,298
• − Mortgage interest: −$5,305
• − Property taxes: −$1,271
• − Insurance: −$474
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − HOA: −$1,248
• − Depreciation: −$2,755
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,290/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 51,255
• 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

+724.3% since first listed

8 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $94,800 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 1985-11-01 Sold (Public Records) $11,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,271 · +14.8% YoY. Source: county tax records.