7 Blue Quill Cir · Lake Wales, FL 33898

$64,400

1 bd · 1.0 ba · 344 sqft · Manufactured public records · 77 Days on market

Built 1981 4,443 sqft lot $244/mo HOA · 22% 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Do you like to go fishing? This 1/1 furnished home located in Saddlebag Lake Resort, a pet friendly 55+ gated community where you own the land, would make a great fishing retreat, with a view of the water and access to the lake. The main living area has a comfortable living room with a large 3.5x9.5 storage closet for all your gear, plus a cozy kitchen just right for whipping up quick meals. The owners suite has a built-in closet and drawers, and is right next to the bathroom, which has been updated. An expansive family room at the back is currently set up with a bed, so the home could easily sleep four. There's an inside washer and dryer hook-up, and a new water heater for peace of mind.

Key facts

• View of the water
• Large storage closet
• Two-car carport

Tags

• VIEW OF THE WATER
• ACCESS TO THE LAKE
• LARGE STORAGE CLOSET
• BUILT-IN CLOSET
• TWO-CAR CARPORT
• LARGE COVERED PATIO

Property features AI

Finance

• Other: Furnished; Total annual fees listed; Living area approximately 572 sq ft (estimated); Lot about 0.1 acre (0 to less than 1/4 acre)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee approx. $244.67; quarterly association fee listed); Association amenities: Clubhouse, Fitness Center, Pickleball courts, Recreation facilities, Sauna, Security, Shuffleboard court, Spa/Hot Tub, Tennis courts; Pets allowed: Cats and dogs OK; Dog park on site; Golf carts permitted; Senior community

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Private water; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (single wide); Two levels; Faces east
• Construction: Vinyl siding; Metal roof; Crawlspace and slab foundation; Built as a single wide mobile home
• Exterior features: Covered patio; Patio; Other exterior features; Shed(s); Lake view; Lake and lagoon access; Asphalt road

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/window air conditioning units
• Interior features: Other interior features; Gated community
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities 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: 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 $445 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,536 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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: 1.71% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 4.9

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $226
• Equity at exit: $9,602

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $14,417
• Equity at exit: $5,568

Cash invested: $18,032 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$27
• HOA: −$244
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $165

Break-even live

Break-even rent $893

Max offer price $64,400

Occupancy floor 80%

Sensitivity live

Price	-10% $201	-5% $183	+0% $165	+5% $146	+10% $128
Rent	-10% $78	-5% $121	+0% $165	+5% $208	+10% $252
Rate	-1.0pp $197	-0.5pp $181	base $165	+0.5pp $148	+1.0pp $131

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: $16,100
• Closing costs: $1,932
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $244 · $2,928/yr
• Likely covers: watersecurity

Listing history 15 events

1. 2026-06-18
   days on market $64,400 Active 77 DOM
2. 2026-06-17
   days on market $64,400 Active 76 DOM
3. 2026-06-16
   days on market $64,400 Active 75 DOM
4. 2026-06-15
   days on market $64,400 Active 74 DOM
5. 2026-06-13
   days on market $64,400 Active 72 DOM
6. 2026-06-10
   days on market $64,400 Active 69 DOM
7. 2026-06-09
   days on market $64,400 Active 68 DOM
8. 2026-06-08
   days on market $64,400 Active 67 DOM
9. 2026-06-07
   days on market $64,400 Active 66 DOM
10. 2026-06-05
    days on market $64,400 Active 63 DOM
11. 2026-06-03
    days on market $64,400 Active 62 DOM
12. 2026-06-03
    days on market $64,400 Active 61 DOM
13. 2026-06-01
    days on market $64,400 Active 60 DOM
14. 2026-05-31
    days on market $64,400 Active 59 DOM
15. 2026-04-02
    listed $64,400 Active

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,166 · $97/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 5 d/yr ≥108°F today · 14 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $13,221
• − Mortgage interest: −$3,607
• − Property taxes: −$1,166
• − Insurance: −$322
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$2,928
• − Depreciation: −$1,873
• Taxable income: $1,208
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $1,686/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 — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 30,351
• 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

1 event — show timeline

• 2026-04-02 Listed $64,400 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.9%/yr

Latest (2025): $1,166 · +17.7% YoY. Source: county tax records.