6308 Bayberry Blvd NE · Winter Haven, FL 33881

$155,700

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 518 Days on market

Built 1982 4,495 sqft lot $34/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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgrades galore on this lovely 2BR/2BA furnished home in 55 plus community. Move in ready! All the work has been done! All appliances stay. Roof recoated 2022. Newer laminate flooring in Living room, Family room and Dining room. New carpet in bedrooms and new flooring in Florida room 2020. Large enclosed Florida room and utility room. Widened driveway & put in parking pad & patio in back of home. One dog up to 30 lbs allowed on this pet lot. $27.00 monthly HOA dues include heated community pool, clubhouse, shuffleboard and RV lot. Close to commute to shopping, doctors, churches, and hospitals. Near Tampa/Orlando airports, Disney, Epcot, and Legoland.

Key facts

• New metal roof
• Replumbed
• New central hvac

Tags

• NEW METAL ROOF
• NEW CENTRAL HVAC
• REPLUMBED
• KITCHEN AND BATH UPDATES
• DOUBLE WIDE DRIVEWAY PARKING
• CARPORT

Property features AI

Finance

• Other: Property is sold furnished; Lease restrictions apply
• Financial info: Total monthly fees about $34; total annual fees about $408
• HOA & community: Homeowners association with monthly fee (approx. $34); Association amenities include clubhouse, pool, shuffleboard court and storage; Association approval required; buyer approval required; Deed restrictions; street lights; golf carts allowed; Senior community; Pets allowed (dogs) with limits — max weight approx. 30 lbs

Exterior

• Parking: Driveway; 1-car carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Sewer connected; Water connected; Sprinkler meter; Underground utilities
• Home design: Manufactured double-wide home; Single-story; Southeast facing
• Construction: Metal siding; Metal roof; Built on crawlspace with pillar/post/pier foundation; Estimated building area provided
• Exterior features: Covered, enclosed and screened patio; Patio; Heated pool; Irrigation equipment; City limits lot, level and paved; Asphalt road; public maintained road; Lot dimensions approximately 55 x 90

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water filtration system; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Formal dining; Walk-in closets; Window treatments; Aluminum-framed windows with blinds, drapes and rods
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment C-, 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: Rents rising (+2.1%/yr); 491 active listings in the ZIP; 2 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 42% 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 518 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,016 (12.0% below list)

Questions for the listing agent

1. It's been on market 518 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: 1.28% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,659
• Equity at exit: $23,215

10-year hold

• IRR: 10.3%
• Equity multiple: 1.77×
• Total profit: $33,471
• Equity at exit: $13,462

Cash invested: $43,596 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 491
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$817
• Tax from tax record: −$189 /mo · $2,262/yr
• Insurance: −$65
• HOA: −$34
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $465

Break-even live

Break-even rent $1,397

Max offer price $155,700

Occupancy floor 72%

Sensitivity live

Price	-10% $553	-5% $509	+0% $465	+5% $421	+10% $377
Rent	-10% $308	-5% $387	+0% $465	+5% $544	+10% $622
Rate	-1.0pp $544	-0.5pp $505	base $465	+0.5pp $425	+1.0pp $384

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: $38,925
• Closing costs: $4,671
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1426	$2,200	$1.54	4d	1	0.53mi
161 Greenview Dr #161 Winter Haven, FL	2.0	2.0	950	$2,100	$2.21	24d	1	1.49mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: pool

Listing history 35 events

1. 2026-06-18
   days on market $155,700 Active 518 DOM
2. 2026-06-17
   days on market $155,700 Active 517 DOM
3. 2026-06-16
   days on market $155,700 Active 516 DOM
4. 2026-06-15
   days on market $155,700 Active 515 DOM
5. 2026-06-13
   days on market $155,700 Active 513 DOM
6. 2026-06-10
   days on market $155,700 Active 510 DOM
7. 2026-06-09
   days on market $155,700 Active 509 DOM
8. 2026-06-08
   days on market $155,700 Active 508 DOM
9. 2026-06-07
   days on market $155,700 Active 507 DOM
10. 2026-06-05
    days on market $155,700 Active 504 DOM
11. 2026-06-03
    days on market $155,700 Active 502 DOM
12. 2026-06-01
    days on market $155,700 Active 501 DOM
13. 2026-05-31
    days on market $155,700 Active 500 DOM
14. 2026-03-16
    price $155,700
15. 2025-12-31
    price $159,700
16. 2025-07-30
    price $163,900
17. 2025-05-02
    status Active
18. 2025-04-16
    historical
19. 2024-12-31
    listed $167,300 Active
20. 2022-04-29
    soldstatus $139,900
21. 2022-04-14
    soldstatus $139,900 Closed 671-char remark

    Show marketing remark (671 chars)

    Upgrades galore on this lovely 2BR/2BA furnished home in 55 plus community. Move in ready! All the work has been done! All appliances stay. Roof recoated 2022. Newer laminate flooring in Living room, Family room and Dining room. New carpet in bedrooms and new flooring in Florida room 2020. Large enclosed Florida room and utility room. Widened driveway & put in parking pad & patio in back of home. One dog up to 30 lbs allowed on this pet lot. $27.00 monthly HOA dues include heated community pool, clubhouse, shuffleboard and RV lot. Close to commute to shopping, doctors, churches, and hospitals. Near Tampa/Orlando airports, Disney, Epcot, and Legoland.

22. 2022-03-11
    status Pending 671-char remark

    Show marketing remark (671 chars)

    Upgrades galore on this lovely 2BR/2BA furnished home in 55 plus community. Move in ready! All the work has been done! All appliances stay. Roof recoated 2022. Newer laminate flooring in Living room, Family room and Dining room. New carpet in bedrooms and new flooring in Florida room 2020. Large enclosed Florida room and utility room. Widened driveway & put in parking pad & patio in back of home. One dog up to 30 lbs allowed on this pet lot. $27.00 monthly HOA dues include heated community pool, clubhouse, shuffleboard and RV lot. Close to commute to shopping, doctors, churches, and hospitals. Near Tampa/Orlando airports, Disney, Epcot, and Legoland.

23. 2022-03-08
    listed $139,900 Active 671-char remark

    Show marketing remark (671 chars)

    Upgrades galore on this lovely 2BR/2BA furnished home in 55 plus community. Move in ready! All the work has been done! All appliances stay. Roof recoated 2022. Newer laminate flooring in Living room, Family room and Dining room. New carpet in bedrooms and new flooring in Florida room 2020. Large enclosed Florida room and utility room. Widened driveway & put in parking pad & patio in back of home. One dog up to 30 lbs allowed on this pet lot. $27.00 monthly HOA dues include heated community pool, clubhouse, shuffleboard and RV lot. Close to commute to shopping, doctors, churches, and hospitals. Near Tampa/Orlando airports, Disney, Epcot, and Legoland.

24. 2014-09-08
    soldstatus $41,500 Sold 582-char remark

    Show marketing remark (582 chars)

    Very nice 2 bedroom, 2 bath manufactured home in the beautiful 55+ community of Brppkhaven Village, featuring community pool, clubhouse and shuffleboard plus an easy commute to Highway 27. Nice open floor plan, dining room with built-in china cabinet, large living room, additional room could be family room or formal dining, enclosed 12'x16' lanai, new heat pump in 2008, kitchen and bath updates in 2005, laundry and storage room and one car carport. One pet (small) allowed on this property. .. Must see! Most furnishings stay except living room furniture and armoire on lanai.

25. 2014-08-28
    status Pending 582-char remark

    Show marketing remark (582 chars)

    Very nice 2 bedroom, 2 bath manufactured home in the beautiful 55+ community of Brppkhaven Village, featuring community pool, clubhouse and shuffleboard plus an easy commute to Highway 27. Nice open floor plan, dining room with built-in china cabinet, large living room, additional room could be family room or formal dining, enclosed 12'x16' lanai, new heat pump in 2008, kitchen and bath updates in 2005, laundry and storage room and one car carport. One pet (small) allowed on this property. .. Must see! Most furnishings stay except living room furniture and armoire on lanai.

26. 2014-08-11
    price $45,000 582-char remark

    Show marketing remark (582 chars)

    Very nice 2 bedroom, 2 bath manufactured home in the beautiful 55+ community of Brppkhaven Village, featuring community pool, clubhouse and shuffleboard plus an easy commute to Highway 27. Nice open floor plan, dining room with built-in china cabinet, large living room, additional room could be family room or formal dining, enclosed 12'x16' lanai, new heat pump in 2008, kitchen and bath updates in 2005, laundry and storage room and one car carport. One pet (small) allowed on this property. .. Must see! Most furnishings stay except living room furniture and armoire on lanai.

27. 2014-07-29
    price $49,000 582-char remark

    Show marketing remark (582 chars)

    Very nice 2 bedroom, 2 bath manufactured home in the beautiful 55+ community of Brppkhaven Village, featuring community pool, clubhouse and shuffleboard plus an easy commute to Highway 27. Nice open floor plan, dining room with built-in china cabinet, large living room, additional room could be family room or formal dining, enclosed 12'x16' lanai, new heat pump in 2008, kitchen and bath updates in 2005, laundry and storage room and one car carport. One pet (small) allowed on this property. .. Must see! Most furnishings stay except living room furniture and armoire on lanai.

28. 2014-07-17
    listed $53,500 Active 582-char remark

    Show marketing remark (582 chars)

    Very nice 2 bedroom, 2 bath manufactured home in the beautiful 55+ community of Brppkhaven Village, featuring community pool, clubhouse and shuffleboard plus an easy commute to Highway 27. Nice open floor plan, dining room with built-in china cabinet, large living room, additional room could be family room or formal dining, enclosed 12'x16' lanai, new heat pump in 2008, kitchen and bath updates in 2005, laundry and storage room and one car carport. One pet (small) allowed on this property. .. Must see! Most furnishings stay except living room furniture and armoire on lanai.

29. 2014-04-01
    historical
30. 2013-07-04
    listed $57,500 Active
31. 2010-03-08
    soldstatus $65,000
32. 2010-03-05
    soldstatus $65,000
33. 2009-11-10
    listed $69,900
34. 2008-10-23
    listed $76,900
35. 2004-12-17
    soldstatus $58,000

ⓘ 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: $2,262 · $189/mo
• Projected year-2 tax: $2,262 · $189/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 · 24 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: $23,833
• − Mortgage interest: −$8,722
• − Property taxes: −$2,262
• − Insurance: −$778
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$408
• − Depreciation: −$4,529
• Taxable income: $3,320
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $4,785/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 — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Haven, FL
• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 40,808
• Household income: $57,024
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1270.0

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: White 44% Black 27% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 12% Cuban 1%
• Common ancestry: Hispanic 5% Slovak 1% Italian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 20% French/Haitian/Cajun 6%

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: ▼ -88.95%
• Current HPI: 277.0597
• Rent YoY: ▲ 2.10%
• 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

+168.4% since first listed

22 events — show timeline

• 2026-03-16 Price Changed $155,700 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $159,700 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $163,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listed $167,300 Stellar MLS as Distributed by MLS Grid
• 2022-04-29 Sold (Public Records) $139,900 Public Records
• 2022-04-14 Sold (MLS) $139,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-08 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2014-09-08 Sold (MLS) $41,500 Stellar MLS as Distributed by MLS Grid
• 2014-08-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-11 Price Changed $45,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-29 Price Changed $49,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-17 Listed $53,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-07-04 Listed $57,500 Stellar MLS as Distributed by MLS Grid
• 2010-03-08 Sold (Public Records) $65,000 Public Records
• 2010-03-05 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-10 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2008-10-23 Listed $76,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-17 Sold (Public Records) $58,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $2,262 · +1.0% YoY. Source: county tax records.