5111 Heritage Trl · Lakeland, FL 33811

$285,000

5 bd · 3.0 ba · 1,674 sqft · Manufactured public records · 13 Days on market

Built 2005 1.05 ac lot

---

Why this score? — see what drove the D+ 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this beautiful 2005 newly remodeled country home. Over 2200 sq ft. 5 bedroom 3 bath sitting on over an acre. The title is retired so this is considered real property with many loan options. This property is just off a cul-de-sac , bring your horses as it has 4 covered stalls, 2 sheds, new pump house and look at the pond on back of property. Imagine having you own home grown garden to pick tonight's dinner vegetables. This home has new granite in kitchen and bathrooms. new stainless steel appliances new sinks, faucets and push button tonight's. All new ceiling fans and modern lighting fixtures. Gorgeous new flooring and soft neutral painted colors through out the home. Hot water heater has been upgraded, also we have a roof inspection to share along with a warranty from Roof Maxx stating the shingles will perform as designed for 5yrs. There are 3 decks, first the front deck, 2nd screened deck on side of home gives view of three sides while having morning coffee. The largest being the back deck has plenty of room for out door grilling and sunning in lounge chairs. Also this home comes with a Simply safe wireless alarm system. If you want country living while being close to the city, this is the home for you!

Key facts

• New pump house
• Recently remodeled
• Screened side deck

Tags

• RECENTLY REMODELED
• FOUR COVERED STALLS
• NEW PUMP HOUSE
• GARDEN SPACE
• THREE SEPARATE DECKS
• SCREENED SIDE DECK

Property features AI

Exterior

• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected
• Home design: Manufactured double wide home; One story; South-facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (4.9% below list).
• Recommended offer: $271k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute 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 soft (-0.2%/yr); 360 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 36% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,958 (4.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-37,361
• Equity at exit: $42,494

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-41,681
• Equity at exit: $24,642

Cash invested: $79,800 (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 33811

• Home prices YoY: -26.2%
• Rents YoY: -0.2%
• Active inventory: 360
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,710 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$264 /mo · $3,166/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $263

Break-even live

Break-even rent $2,376

Max offer price $285,000

Occupancy floor 85%

Sensitivity live

Price	-10% $425	-5% $344	+0% $263	+5% $183	+10% $102
Rent	-10% $49	-5% $156	+0% $263	+5% $370	+10% $477
Rate	-1.0pp $407	-0.5pp $336	base $263	+0.5pp $190	+1.0pp $114

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6265 Dolostone Dr Lakeland, FL	4.0	3.0	2038	$3,000	$1.47	4d	1	1.10mi

Listing history 28 events

1. 2026-06-18
   days on market $285,000 Active 13 DOM
2. 2026-06-17
   days on market $285,000 Active 12 DOM
3. 2026-06-16
   days on market $285,000 Active 11 DOM
4. 2026-06-15
   days on market $285,000 Active 10 DOM
5. 2026-06-13
   statusdays on market $285,000 Active 8 DOM
6. 2026-05-12
   status Pending
7. 2026-05-05
   listed $285,000 Active
8. 2021-12-27
   soldstatus $284,000
9. 2021-12-06
   soldstatus $284,000 Closed 1233-char remark

   Show marketing remark (1233 chars)

   Look at this beautiful 2005 newly remodeled country home. Over 2200 sq ft. 5 bedroom 3 bath sitting on over an acre. The title is retired so this is considered real property with many loan options. This property is just off a cul-de-sac , bring your horses as it has 4 covered stalls, 2 sheds, new pump house and look at the pond on back of property. Imagine having you own home grown garden to pick tonight's dinner vegetables. This home has new granite in kitchen and bathrooms. new stainless steel appliances new sinks, faucets and push button tonight's. All new ceiling fans and modern lighting fixtures. Gorgeous new flooring and soft neutral painted colors through out the home. Hot water heater has been upgraded, also we have a roof inspection to share along with a warranty from Roof Maxx stating the shingles will perform as designed for 5yrs. There are 3 decks, first the front deck, 2nd screened deck on side of home gives view of three sides while having morning coffee. The largest being the back deck has plenty of room for out door grilling and sunning in lounge chairs. Also this home comes with a Simply safe wireless alarm system. If you want country living while being close to the city, this is the home for you!

10. 2021-10-08
    status Pending 1233-char remark

    Show marketing remark (1233 chars)

    Look at this beautiful 2005 newly remodeled country home. Over 2200 sq ft. 5 bedroom 3 bath sitting on over an acre. The title is retired so this is considered real property with many loan options. This property is just off a cul-de-sac , bring your horses as it has 4 covered stalls, 2 sheds, new pump house and look at the pond on back of property. Imagine having you own home grown garden to pick tonight's dinner vegetables. This home has new granite in kitchen and bathrooms. new stainless steel appliances new sinks, faucets and push button tonight's. All new ceiling fans and modern lighting fixtures. Gorgeous new flooring and soft neutral painted colors through out the home. Hot water heater has been upgraded, also we have a roof inspection to share along with a warranty from Roof Maxx stating the shingles will perform as designed for 5yrs. There are 3 decks, first the front deck, 2nd screened deck on side of home gives view of three sides while having morning coffee. The largest being the back deck has plenty of room for out door grilling and sunning in lounge chairs. Also this home comes with a Simply safe wireless alarm system. If you want country living while being close to the city, this is the home for you!

11. 2021-09-29
    listed $280,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Look at this beautiful 2005 newly remodeled country home. Over 2200 sq ft. 5 bedroom 3 bath sitting on over an acre. The title is retired so this is considered real property with many loan options. This property is just off a cul-de-sac , bring your horses as it has 4 covered stalls, 2 sheds, new pump house and look at the pond on back of property. Imagine having you own home grown garden to pick tonight's dinner vegetables. This home has new granite in kitchen and bathrooms. new stainless steel appliances new sinks, faucets and push button tonight's. All new ceiling fans and modern lighting fixtures. Gorgeous new flooring and soft neutral painted colors through out the home. Hot water heater has been upgraded, also we have a roof inspection to share along with a warranty from Roof Maxx stating the shingles will perform as designed for 5yrs. There are 3 decks, first the front deck, 2nd screened deck on side of home gives view of three sides while having morning coffee. The largest being the back deck has plenty of room for out door grilling and sunning in lounge chairs. Also this home comes with a Simply safe wireless alarm system. If you want country living while being close to the city, this is the home for you!

12. 2021-08-02
    soldstatus $155,000 Closed 79-char remark

    Show marketing remark (79 chars)

    CASH ONLY!!! Investor special. Large manufactured home with lots of potential.

13. 2021-05-14
    historical 79-char remark

    Show marketing remark (79 chars)

    CASH ONLY!!! Investor special. Large manufactured home with lots of potential.

14. 2021-05-14
    listed $155,000 79-char remark

    Show marketing remark (79 chars)

    CASH ONLY!!! Investor special. Large manufactured home with lots of potential.

15. 2015-08-17
    historical
16. 2015-08-14
    soldstatus $115,000
17. 2015-08-13
    soldstatus $115,000 Sold
18. 2015-06-29
    status Pending
19. 2015-06-15
    status Active
20. 2015-06-15
    price $127,500
21. 2015-04-21
    status Pending
22. 2015-04-19
    price $130,000
23. 2015-01-10
    listed $135,000 Active
24. 2007-03-29
    soldstatus $149,000
25. 2007-03-27
    soldstatus $149,000
26. 2007-01-16
    listed $165,000
27. 2006-07-14
    listed $190,000
28. 2004-03-10
    soldstatus $27,900

ⓘ 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: $3,166 · $264/mo
• Projected year-2 tax: $3,166 · $264/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) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,515
• − Mortgage interest: −$15,964
• − Property taxes: −$3,166
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − Depreciation: −$8,291
• Taxable loss: −$1,534
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $3,529/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 29,472
• Household income: $90,263
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 477.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 14% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -109.57%
• Current HPI: 309.0061
• Rent YoY: ▼ -0.19%
• 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

+921.5% since first listed

23 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-27 Sold (Public Records) $284,000 Public Records
• 2021-12-06 Sold (MLS) $284,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-29 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-02 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-14 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-14 Sold (Public Records) $115,000 Public Records
• 2015-08-13 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-06-15 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2015-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-04-19 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-10 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-29 Sold (Public Records) $149,000 Public Records
• 2007-03-27 Sold (MLS) $149,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-16 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-14 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-10 Sold (Public Records) $27,900 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,166 · +6.9% YoY. Source: county tax records.