258 Waterview Dr · Polk City, FL 33868

$125,000

3 bd · 2.0 ba · 1,224 sqft · Manufactured public records · 7 Days on market

Built 1971 0.37 ac lot $4/mo HOA

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +8.3/10.0
• 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

Virtually Staged. Welcome to Clearwater Lake Estates in Polk City, Florida, where opportunity, outdoor recreation, and peaceful living come together. Whether you're searching for a year-round residence, seasonal Florida getaway, rental investment, or renovation project, this spacious 3-bedroom, 2-bath manufactured home offers incredible potential on a generously sized lot in a desirable waterfront community. From the moment you arrive, you'll appreciate the LARGE COVERED FRONT PORCH overlooking the front yard and paved driveway—an ideal place to enjoy your morning coffee or relax after a day on the lake. Inside, the home features an oversized living room with a separate dining area, c

Key facts

• 8-foot privacy fence
• Three detached sheds
• 0.37 acre lot

Tags

• LARGE COVERED FRONT PORCH
• EXPANSIVE SCREENED LANAI
• FULLY FENCED BACKYARD
• 8-FOOT PRIVACY FENCE
• THREE DETACHED SHEDS
• ATTACHED TWO-CAR GARAGE

Property features AI

Finance

• Other: Total lot about 0.37 acres (level, paved road access)
• HOA & community: Optional Clearwater Lake Estates HOA (annual fee $50 / $4.17 monthly) — fee includes none; Deed restrictions; Street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (24x15) with garage door opener; Driveway; Tandem parking
• Utilities: Public water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity available; Water connected
• Home design: Residential mobile home (double wide); One story; Faces south
• Construction: Metal frame with metal siding; Metal roof; Crawlspace foundation; Built as a double wide
• Exterior features: Covered front porch; Patio; Screened porch; Outdoor lighting; Sidewalk; Sliding doors; Barbed wire fencing; Mature landscaping with trees; Shed(s), storage and workshop on property; Lake access with private boat ramp

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Central air; Wall/window unit(s)
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets
• Laundry & utility: Inside laundry room; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 68/100 on livability (#501 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: Polk City Elementary School (math 42% / reading 41%, grade F, #1,437 of 2,144 statewide, top 68%, 606 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 422 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $125k implies a 108% 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; major 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 $125,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 6.3

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,446
• Equity at exit: $18,638

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $33,727
• Equity at exit: $10,808

Cash invested: $35,000 (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 33868

• Home prices YoY: -9.3%
• Active inventory: 422
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$233 /mo · $2,800/yr
• Insurance: −$52
• HOA: −$4
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $371

Break-even live

Break-even rent $1,196

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Honey Bee Ln Polk City, FL	3.0	2.0	1325	$1,850	$1.40	23d	1	0.46mi
111 Palmetto Ln W Polk City, FL	2.0	1.0	990	$1,550	$1.57	3d	1	0.93mi
5760 Viburnum Ct Polk City, FL	4.0	2.0	1425	$1,700	$1.19	23d	1	1.19mi
105 Sunshine Blvd Polk City, FL	2.0	1.5	912	$1,195	$1.31	14d	1	1.20mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: water

Listing history 6 events

1. 2026-06-18
   days on market $125,000 Active 7 DOM
2. 2026-06-17
   days on market $125,000 Active 6 DOM
3. 2026-06-16
   days on market $125,000 Active 5 DOM
4. 2026-06-15
   days on market $125,000 Active 4 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $125,000 Active 2 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: $2,800 · $233/mo
• Projected year-2 tax: $2,800 · $233/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $19,988
• − Mortgage interest: −$7,002
• − Property taxes: −$2,800
• − Insurance: −$625
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$48
• − Depreciation: −$3,636
• Taxable income: $2,679
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,809/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 — Polk City

• Score: 68/100
• State rank: #501
• US rank: #9243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Polk City, FL
• Population (ZIP): 13,676

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 14% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 11% Dominican 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 17% 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: ▼ -33.52%
• Current HPI: 325.6917
• Rent YoY: —
• Metro: —
• 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

+354.5% since first listed

15 events — show timeline

• 2026-06-11 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-19 Price Changed $134,950 Stellar MLS as Distributed by MLS Grid
• 2021-02-17 Price Changed $139,800 Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2020-11-23 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-06-15 Listed $77,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-18 Sold (Public Records) $60,000 Public Records
• 2016-05-16 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-27 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-05 Price Changed $75,500 Stellar MLS as Distributed by MLS Grid
• 2016-02-24 Listed $77,500 Stellar MLS as Distributed by MLS Grid
• 1995-08-03 Sold (Public Records) $27,500 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,800 · +10.6% YoY. Source: county tax records.