2716 Fast Trot Trl · Lake Wales, FL 33898

$169,900

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 11 Days on market

Built 2022 0.50 ac lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• 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

Under contract-accepting backup offers. Professional pictures coming soon! Welcome to this charming 2002 single-wide mobile home nestled on a quiet half-acre lot in the desirable Lake Pierce Ranchettes subdivision — just steps from Lake Pierce Ranchettes Park. Freshly painted inside, this move-in-ready 3-bedroom, 2-bathroom home blends comfort, convenience, and accessibility. The interior features handicap-accessible layouts, in-home laundry, stainless steel appliances, and an updated electrical panel — giving you modern peace of mind from day one. An in-home fire sprinkler system adds an extra layer of safety, and the home comes backed by a 1-year warranty. Outside, the fully

Key facts

• In-home laundry
• 0.5 acre lot
• Built 2022

Tags

• HANDICAP-ACCESSIBLE LAYOUTS
• IN-HOME LAUNDRY
• STAINLESS STEEL APPLIANCES
• UPDATED ELECTRICAL PANEL
• IN-HOME FIRE SPRINKLER SYSTEM
• FULLY FENCED HALF-ACRE LOT

Property features AI

Finance

• Financial info: No lease restrictions indicated
• HOA & community: No HOA association indicated; Pets allowed: cats and dogs

Exterior

• Parking: Public maintained paved road access
• Security: Fire sprinkler system; Smoke detectors
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured single-wide home; One level; Faces north
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Front porch; Rear porch; Private mailbox; Chain link fence; Level, paved lot in county; Oak trees

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Split bedroom layout; Thermostat; Blinds
• Laundry & utility: Inside laundry; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (3.0% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for 1% rule.

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+, 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: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 501 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $170k implies a 672% 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 $164,746 (3.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.6

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,713
• Equity at exit: $25,333

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,635
• Equity at exit: $14,690

Cash invested: $47,572 (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: 501
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $202

Break-even live

Break-even rent $1,392

Max offer price $169,900

Occupancy floor 83%

Sensitivity live

Price	-10% $298	-5% $250	+0% $202	+5% $153	+10% $105
Rent	-10% $71	-5% $137	+0% $202	+5% $267	+10% $332
Rate	-1.0pp $287	-0.5pp $245	base $202	+0.5pp $158	+1.0pp $113

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2694 Chuck Wagon Way Lake Wales, FL	2.0	2.0	924	$1,400	$1.52	16d	1	0.20mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $169,900 Pending 11 DOM
2. 2026-06-10
   days on market $169,900 Active 9 DOM
3. 2026-06-09
   days on market $169,900 Active 8 DOM
4. 2026-06-08
   days on market $169,900 Active 7 DOM
5. 2026-06-07
   days on market $169,900 Active 6 DOM
6. 2026-06-05
   days on market $169,900 Active 3 DOM
7. 2026-06-03
   days on market $169,900 Active 2 DOM
8. 2026-06-01
   remarks 687-char remark
9. 2026-06-01
   listed $169,900 Active 1 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 10/10 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: $19,770
• − Mortgage interest: −$9,517
• − Property taxes: −$1,658
• − Insurance: −$850
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,943
• Taxable loss: −$360
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,505/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

+2023.8% since first listed

3 events — show timeline

• 2026-06-01 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1986-09-01 Sold (Public Records) $22,000 Public Records
• 1983-11-01 Sold (Public Records) $8,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,658 · +12.4% YoY. Source: county tax records.