259 Ramsgate Way · Lake Alfred, FL 33844

$99,900

2 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 109 Days on market

Built 1990 3,999 sqft lot $387/mo HOA · 20% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This nice 1990 Fleetwood home measures 1196 SF of living space. Kitchen is small but very functional. This home is unfurnished and awaits you for your personal touches. Two bedrooms & two full bathrooms. Master bath is shower only with the guest bathroom having a shower/tub combination. Living room and dining area combined makes for easy entertaining. There is a wheelchair ramp that can be left or easily removed. A private lanai area for relaxing is attached to laundry area/storage. No walking outside. This home is located in a very active 55+ community with many activities and amenities. The 18-hole executive golf course is small but challenging. Located on Lake Henry, offering boati

Key facts

• Private lanai area
• Laundry area storage
• Wheelchair ramp

Tags

• WHEELCHAIR RAMP
• PRIVATE LANAI AREA
• LAUNDRY AREA STORAGE

Property features AI

Finance

• Other: Association name: Erica Mingle
• Financial info: Lease restrictions apply
• HOA & community: Monthly association fee of $387 (includes cable TV, internet, private road, sewer, trash, water); Association approval required; Association amenities include clubhouse, fitness center, gated entry, pool, tennis courts, pickleball, shuffleboard, golf; Senior community; Pets allowed (cats and dogs); Deed restrictions; Buyer approval required; Street lights; Dog park; Golf carts allowed

Exterior

• Parking: Has carport (1 space)
• Utilities: Private well water; Private sewer; Water connected; Sewer connected; Electricity connected; Cable connected; Underground utilities; Public utilities available
• Home design: Manufactured double-wide home; Single-story; Faces southeast
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Irrigation equipment; Asphalt road access; Lot dimensions approximately 50 x 80

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Walk-in closets
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#363 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment 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: Rents rising (+1.2%/yr); 1333 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($64k/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 $691 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.93% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $13,165
• Equity at exit: $14,895

10-year hold

• IRR: 19.3%
• Equity multiple: 2.45×
• Total profit: $40,527
• Equity at exit: $8,638

Cash invested: $27,972 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$42
• HOA: −$387
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $512

Break-even live

Break-even rent $1,283

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Greenview Dr #161 Winter Haven, FL	2.0	2.0	950	$2,100	$2.21	23d	1	0.64mi
1901 US Highway 17 92 Lake Alfred, FL	2.0	2.0	1092	$1,900	$1.74	14d	1	1.16mi
6004 Bimini Ave Haines City, FL	3.0	2.0	1480	$1,750	$1.18	23d	1	1.19mi
3000 US Highway 17 92 W Haines City, FL	2.0	2.0	1248	$1,800	$1.44	3d	1	1.30mi

HOA detail

• Monthly dues: $387 · $4,644/yr

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 109 DOM
2. 2026-06-17
   days on market $99,900 Active 108 DOM
3. 2026-06-16
   days on market $99,900 Active 107 DOM
4. 2026-06-15
   days on market $99,900 Active 106 DOM
5. 2026-06-13
   days on market $99,900 Active 104 DOM
6. 2026-06-10
   days on market $99,900 Active 101 DOM
7. 2026-06-09
   days on market $99,900 Active 100 DOM
8. 2026-06-08
   days on market $99,900 Active 99 DOM
9. 2026-06-07
   days on market $99,900 Active 98 DOM
10. 2026-06-05
    pricedays on market $99,900 Active 95 DOM
11. 2026-06-03
    days on market $105,000 Active 93 DOM
12. 2026-06-01
    days on market $105,000 Active 92 DOM
13. 2026-05-31
    days on market $105,000 Active 91 DOM
14. 2026-04-30
    price $105,000
15. 2026-04-20
    price $129,900
16. 2026-03-01
    listed $140,000 Active
17. 2003-07-31
    soldstatus $50,000

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$96/yr (+$8/mo · 13.1%)

ⓘ 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 6/10 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: $23,181
• − Mortgage interest: −$5,596
• − Property taxes: −$733
• − Insurance: −$500
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$4,644
• − Depreciation: −$2,906
• Taxable income: $5,093
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,927/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 Alfred

• Score: 72/100
• State rank: #363
• US rank: #6406

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D 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: 9,757
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+110.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2003-07-31 Sold (Public Records) $50,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $733 · +19.8% YoY. Source: county tax records.