3105 N Marina Pkwy · Lake Wales, FL 33898

$120,000

2 bd · 1.5 ba · 672 sqft · Manufactured public records · 182 Days on market

Built 1970 8,011 sqft 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Fisherman’s Dream Getaway! NO HOA! Just around the corner from the marina with access to beautiful Lake Rosalie, and only minutes (approx. 4 miles) to Kissimmee State Park, Camp Mack, and the renowned Kissimmee River—this is the perfect basecamp for fishing, boating, and outdoor adventure. 2 Bedrooms | 1.5 Bathrooms Bonus family room + extra flex space (perfect for guests or bunk room) Fully fenced 100x80 lot with double gate (bring your boat/RV!) Storage shed for all your gear Plenty of room for your fishing buddies Whether you're looking for a weekend retreat, seasonal escape, or full-time home, this one checks all the boxes. Convenient access to Orlando & Tampa

Key facts

• Bonus family room
• Double gate
• Completely fenced

Tags

• AROUND THE CORNER FROM MARINA
• ACCESS TO LAKE ROSALIE
• COMPLETELY FENCED
• STORAGE SHED
• DOUBLE GATE
• BONUS FAMILY ROOM

Property features AI

Finance

• Other: Furnished; Zoned C-6; Total acreage: less than 1/4 acre (approx. 0.18 acres, lot dimensions 100 x 80)

Exterior

• Parking: Paved road access
• Utilities: Private water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Faces north
• Construction: Metal siding; Metal roof; Roof over; Other foundation; Built as single wide
• Exterior features: Storage shed(s); Near marina; Oversized lot; Lake access (Lake Rosalie)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Bonus room; Six total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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 $830 of loan paydown is wiped out by about $4k 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 182 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $120k implies a 1204% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.3

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,641
• Equity at exit: $17,892

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $21,498
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $280

Break-even live

Break-even rent $1,008

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $347	-5% $314	+0% $280	+5% $246	+10% $212
Rent	-10% $172	-5% $226	+0% $280	+5% $333	+10% $387
Rate	-1.0pp $340	-0.5pp $310	base $280	+0.5pp $248	+1.0pp $217

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $120,000 Active 182 DOM
2. 2026-06-01
   days on market $120,000 Active 181 DOM
3. 2026-05-31
   days on market $120,000 Active 180 DOM
4. 2026-04-15
   price $120,000
5. 2025-12-02
   listed $130,000 Active
6. 2025-08-26
   historical
7. 2025-02-26
   listed $149,000 Active
8. 1998-02-11
   soldstatus $9,200
9. 1998-02-11
   soldstatus $9,200
10. 1998-02-11
    soldstatus $9,200

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $16,340
• − Mortgage interest: −$6,722
• − Property taxes: −$1,402
• − Insurance: −$600
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,491
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,992/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

+1204.3% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-26 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 1998-02-11 Sold (Public Records) $9,200 Public Records
• 1998-02-11 Sold (Public Records) $9,200 Public Records
• 1998-02-11 Sold (Public Records) $9,200 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,402 · +12.3% YoY. Source: county tax records.