6302 Treasure Valley Loop · Dundee, FL 33898

$165,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 192 Days on market

Built 1998 6,098 sqft lot $180/mo HOA · 9% of rent

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, very well maintained and clean 3 bedroom, 2 bathroom double wide manufactured home at 55+ community Twin Fountains where you own your land. This amazing Homes of Merit has a nice open floor plan, kitchen with lots of counter and cupboard space, breakfast bar and stainless steel appliances. Laundry inside in laundry closet right of the kitchen. The home offers 3 bedrooms where the 3rd bedroom is currently being used as an office. Outside there is a screened room (screens have been replaced). Some of the recent updates include the roof and HVAC/ducts cleaning and check up. The home is located on an over sized 0.14 acre corner lot with plenty of parking as it includes a circular driveway and additional driveway with covered parking. This home comes mostly furnished including washer and dryer. Twin Fountains offers a heated pool, shuffleboard, clubhouse and has lawn maintenance and water/sewer all included in a very affordable $90 a month HOA fee. Perfect move in ready retirement home for winters or to stay year around, close to HWY 27 with plenty of shopping, restaurants and more.

Key facts

• Oversized corner lot
• Open floor plan
• Covered parking

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OVERSIZED CORNER LOT
• CIRCULAR DRIVEWAY
• COVERED PARKING
• BRICK SKIRTING
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Furnished; Living area approximately 1,296 sq ft (public records); Building area total approximately 1,918 sq ft (estimated); Oversized lot about 0.14 acres
• Financial info: Total monthly fees $180; Total annual fees $2,160; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $180); Association amenities include clubhouse, pool, shuffleboard court; Association fee includes cable TV, pool, escrow reserves, internet, private road maintenance, sewer and water; Association approval required; Pets allowed (max 25 lbs); Senior community; Deed restrictions

Exterior

• Parking: Circular driveway; Driveway; Oversized parking; Carport (1 space)
• Utilities: Private water source; Private sewer; Cable connected; Electricity connected; Water connected; Public utilities available
• Home design: Manufactured home (double wide); Residential property; One level; East facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Covered and enclosed porch areas; Front porch; Rear porch; Porch; Awnings; Exterior lighting; Sliding doors; Oversized lot; Asphalt road; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Stone counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry inside in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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; 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 41% 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

• It's been on market 192 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $165k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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. 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: 1.18% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.1

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,747
• Equity at exit: $24,602

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $13,686
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$69
• HOA: −$180
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $265

Break-even live

Break-even rent $1,604

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Gordon Ave Waverly, FL	2.0	1.0	936	$1,500	$1.60	23d	1	1.21mi
474 Hennepin Loop Lake Wales, FL	3.0	2.0	1589	$1,850	$1.16	23d	1	1.44mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: watersewerpool

Listing history 24 events

1. 2026-06-18
   days on market $165,000 Active 192 DOM
2. 2026-06-17
   days on market $165,000 Active 191 DOM
3. 2026-06-16
   days on market $165,000 Active 190 DOM
4. 2026-06-15
   days on market $165,000 Active 189 DOM
5. 2026-06-13
   pricedays on market $165,000 Active 187 DOM
6. 2026-06-10
   days on market $179,900 Active 184 DOM
7. 2026-06-09
   days on market $179,900 Active 183 DOM
8. 2026-06-08
   days on market $179,900 Active 182 DOM
9. 2026-06-07
   days on market $179,900 Active 181 DOM
10. 2026-06-05
    days on market $179,900 Active 178 DOM
11. 2026-06-03
    days on market $179,900 Active 176 DOM
12. 2026-06-01
    days on market $179,900 Active 175 DOM
13. 2026-05-31
    days on market $179,900 Active 174 DOM
14. 2026-03-25
    price $179,900
15. 2025-12-08
    listed $185,000 Active
16. 2020-07-01
    soldstatus $84,500
17. 2020-06-29
    soldstatus $84,500 Sold 1105-char remark

    Show marketing remark (1105 chars)

    Beautiful, very well maintained and clean 3 bedroom, 2 bathroom double wide manufactured home at 55+ community Twin Fountains where you own your land. This amazing Homes of Merit has a nice open floor plan, kitchen with lots of counter and cupboard space, breakfast bar and stainless steel appliances. Laundry inside in laundry closet right of the kitchen. The home offers 3 bedrooms where the 3rd bedroom is currently being used as an office. Outside there is a screened room (screens have been replaced). Some of the recent updates include the roof and HVAC/ducts cleaning and check up. The home is located on an over sized 0.14 acre corner lot with plenty of parking as it includes a circular driveway and additional driveway with covered parking. This home comes mostly furnished including washer and dryer. Twin Fountains offers a heated pool, shuffleboard, clubhouse and has lawn maintenance and water/sewer all included in a very affordable $90 a month HOA fee. Perfect move in ready retirement home for winters or to stay year around, close to HWY 27 with plenty of shopping, restaurants and more.

18. 2020-06-28
    historical 1105-char remark

    Show marketing remark (1105 chars)

    Beautiful, very well maintained and clean 3 bedroom, 2 bathroom double wide manufactured home at 55+ community Twin Fountains where you own your land. This amazing Homes of Merit has a nice open floor plan, kitchen with lots of counter and cupboard space, breakfast bar and stainless steel appliances. Laundry inside in laundry closet right of the kitchen. The home offers 3 bedrooms where the 3rd bedroom is currently being used as an office. Outside there is a screened room (screens have been replaced). Some of the recent updates include the roof and HVAC/ducts cleaning and check up. The home is located on an over sized 0.14 acre corner lot with plenty of parking as it includes a circular driveway and additional driveway with covered parking. This home comes mostly furnished including washer and dryer. Twin Fountains offers a heated pool, shuffleboard, clubhouse and has lawn maintenance and water/sewer all included in a very affordable $90 a month HOA fee. Perfect move in ready retirement home for winters or to stay year around, close to HWY 27 with plenty of shopping, restaurants and more.

19. 2020-06-10
    status Pending 1105-char remark

    Show marketing remark (1105 chars)

    Beautiful, very well maintained and clean 3 bedroom, 2 bathroom double wide manufactured home at 55+ community Twin Fountains where you own your land. This amazing Homes of Merit has a nice open floor plan, kitchen with lots of counter and cupboard space, breakfast bar and stainless steel appliances. Laundry inside in laundry closet right of the kitchen. The home offers 3 bedrooms where the 3rd bedroom is currently being used as an office. Outside there is a screened room (screens have been replaced). Some of the recent updates include the roof and HVAC/ducts cleaning and check up. The home is located on an over sized 0.14 acre corner lot with plenty of parking as it includes a circular driveway and additional driveway with covered parking. This home comes mostly furnished including washer and dryer. Twin Fountains offers a heated pool, shuffleboard, clubhouse and has lawn maintenance and water/sewer all included in a very affordable $90 a month HOA fee. Perfect move in ready retirement home for winters or to stay year around, close to HWY 27 with plenty of shopping, restaurants and more.

20. 2020-05-27
    price $86,900 1105-char remark

    Show marketing remark (1105 chars)

    Beautiful, very well maintained and clean 3 bedroom, 2 bathroom double wide manufactured home at 55+ community Twin Fountains where you own your land. This amazing Homes of Merit has a nice open floor plan, kitchen with lots of counter and cupboard space, breakfast bar and stainless steel appliances. Laundry inside in laundry closet right of the kitchen. The home offers 3 bedrooms where the 3rd bedroom is currently being used as an office. Outside there is a screened room (screens have been replaced). Some of the recent updates include the roof and HVAC/ducts cleaning and check up. The home is located on an over sized 0.14 acre corner lot with plenty of parking as it includes a circular driveway and additional driveway with covered parking. This home comes mostly furnished including washer and dryer. Twin Fountains offers a heated pool, shuffleboard, clubhouse and has lawn maintenance and water/sewer all included in a very affordable $90 a month HOA fee. Perfect move in ready retirement home for winters or to stay year around, close to HWY 27 with plenty of shopping, restaurants and more.

21. 2020-05-01
    listed $89,900 Active 1105-char remark

    Show marketing remark (1105 chars)

    Beautiful, very well maintained and clean 3 bedroom, 2 bathroom double wide manufactured home at 55+ community Twin Fountains where you own your land. This amazing Homes of Merit has a nice open floor plan, kitchen with lots of counter and cupboard space, breakfast bar and stainless steel appliances. Laundry inside in laundry closet right of the kitchen. The home offers 3 bedrooms where the 3rd bedroom is currently being used as an office. Outside there is a screened room (screens have been replaced). Some of the recent updates include the roof and HVAC/ducts cleaning and check up. The home is located on an over sized 0.14 acre corner lot with plenty of parking as it includes a circular driveway and additional driveway with covered parking. This home comes mostly furnished including washer and dryer. Twin Fountains offers a heated pool, shuffleboard, clubhouse and has lawn maintenance and water/sewer all included in a very affordable $90 a month HOA fee. Perfect move in ready retirement home for winters or to stay year around, close to HWY 27 with plenty of shopping, restaurants and more.

22. 2012-07-11
    soldstatus $74,900
23. 1997-12-17
    soldstatus $12,500
24. 1995-05-19
    soldstatus $12,500

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,836 · $153/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $23,272
• − Mortgage interest: −$9,243
• − Property taxes: −$1,836
• − Insurance: −$825
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$2,160
• − Depreciation: −$4,800
• Taxable income: $685
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,016/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 5,431
• 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

+1339.2% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-01 Sold (Public Records) $84,500 Public Records
• 2020-06-29 Sold (MLS) $84,500 Stellar MLS as Distributed by MLS Grid
• 2020-06-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-06-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-27 Price Changed $86,900 Stellar MLS as Distributed by MLS Grid
• 2020-05-01 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2012-07-11 Sold (Public Records) $74,900 Public Records
• 1997-12-17 Sold (Public Records) $12,500 Public Records
• 1995-05-19 Sold (Public Records) $12,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,836 · +10.4% YoY. Source: county tax records.