252 Rita Bee Ave · Four Corners, FL 33897

$179,000

2 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 48 Days on market

Built 1990 4,896 sqft lot $238/mo HOA · 12% of rent ↓ 12% since listing

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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 +15.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +4.8/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Welcome to Polo Park, a quiet 55+ golf and lakefront community. On a corner lot in this quiet community, with palm trees you’ll fall in love with, you’ll find this 2 bedroom, 2 bathroom mobile home boasting over 1,500 sq. ft. A tile foyer welcomes you home each day. Take a few steps to see the kitchen with plenty of cabinet and counter space, a center island and cozy dinette for early morning cups of coffee. The spacious living room/dining room combo with wood laminate flooring is brightly lit with natural light from several windows. Master suite offers a large closet and private bathroom en-suite. The one car carport accesses the spacious enclosed patio with sitting area and storage room. Schedule your showing today, and see why this is a wonderful place to live! Association takes care of the lawn maintenance. Community includes clubhouse, and pool.

Key facts

• Community ownership
• Directv stream cable
• Exercise room

Tags

• COMMUNITY OWNERSHIP
• NO LOT RENT
• HOA FEE INCLUDES LAWN CUTTING
• DIRECTV STREAM CABLE
• EXERCISE ROOM
• LIBRARY

Property features AI

Finance

• Other: Association name: EVELYN OR MARTY; Total annual fees reported; Property is homesteaded
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $238 (includes cable TV, pool, internet, private road); Association requires approval; Association amenities: clubhouse, fitness center, pool, golf course, shuffleboard, cable TV; Community features: clubhouse, deed restrictions, dog park, fitness center, golf, pool, golf carts allowed, buyer approval required; Senior community; Pets allowed with breed restrictions (max pet weight 25 lbs)

Exterior

• Parking: Covered driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Fiber optics available; Water and sewer connected
• Home design: Manufactured home (double wide); One story; South-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier; Built as a completed property
• Exterior features: Covered, screened patio; Covered porch; Outdoor lighting; Shed(s); Irrigation equipment; Lake access with private boat ramp and fishing pier

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room and dining room combined; Skylight(s)
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $79 ($947/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety 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 (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $148 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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; moderate 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 $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.78×
• Total profit: $-10,901
• Equity at exit: $46,591

10-year hold

• IRR: -1.5%
• Equity multiple: 0.86×
• Total profit: $-6,820
• Equity at exit: $51,869

Cash invested: $50,120 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$939
• Tax from tax record: −$237 /mo · $2,844/yr
• Insurance: −$75
• HOA: −$238
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $79

Break-even live

Break-even rent $1,884

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $180	-5% $130	+0% $79	+5% $28	+10% $-22
Rent	-10% $-78	-5% $1	+0% $79	+5% $157	+10% $236
Rate	-1.0pp $169	-0.5pp $124	base $79	+0.5pp $33	+1.0pp $-15

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$2,448	$1.81	15d	83	0.17mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	4d	1	0.18mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,097	$2.05	15d	21	0.37mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	24d	1	0.39mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,746	$1.65	4d	22	0.41mi
629 Allison Ave Davenport, FL	3.0	2.0	1524	$2,500	$1.64	24d	1	0.51mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	24d	1	0.52mi
511 Coconut Palm Way Davenport, FL	3.0	2.0	1811	$1,700	$0.94	15d	1	0.53mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	15d	1	0.55mi
406 Washington Palm Loop Davenport, FL	3.0	2.0	1764	$1,525	$0.86	15d	1	0.56mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	24d	1	0.57mi
103 Coconut Palm Way Davenport, FL	3.0	2.0	1881	$1,525	$0.81	4d	1	0.59mi
1009 Lake Davenport Blvd Davenport, FL	3.0	2.0	1630	$2,199	$1.35	15d	1	0.59mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	4d	1	0.60mi
722 Washington Palm Loop Davenport, FL	3.0	2.5	1811	$1,550	$0.86	24d	1	0.60mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	15d	1	0.63mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	15d	1	0.63mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	24d	1	0.65mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	24d	1	0.71mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	3d	19	0.74mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	4d	1	0.79mi
218 Langford Park Dr Davenport, FL	3.0	2.0	1479	$2,100	$1.42	24d	1	0.81mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	4d	15	0.84mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	3d	22	0.85mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	13d	1	1.01mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	24d	1	1.03mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,800	$1.14	4d	2	1.05mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	5d	2	1.05mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	24d	1	1.08mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	3d	1	1.16mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,875	$1.30	9d	2	1.18mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$1,960	$1.71	4d	15	1.28mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	25d	1	1.29mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	4d	35	1.29mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	4d	1	1.30mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	24d	1	1.34mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	25d	1	1.34mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	24d	1	1.36mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	9d	1	1.38mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,022	$2.08	3d	120	1.38mi

HOA detail

• Monthly dues: $238 · $2,856/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $179,000 Active 48 DOM
2. 2026-06-17
   days on market $179,000 Active 47 DOM
3. 2026-06-16
   days on market $179,000 Active 46 DOM
4. 2026-06-15
   days on market $179,000 Active 45 DOM
5. 2026-06-13
   days on market $179,000 Active 43 DOM
6. 2026-06-10
   days on market $179,000 Active 40 DOM
7. 2026-06-09
   days on market $179,000 Active 39 DOM
8. 2026-06-08
   days on market $179,000 Active 38 DOM
9. 2026-06-07
   days on market $179,000 Active 37 DOM
10. 2026-06-05
    days on market $179,000 Active 34 DOM
11. 2026-06-03
    days on market $179,000 Active 33 DOM
12. 2026-06-03
    days on market $179,000 Active 32 DOM
13. 2026-06-01
    days on market $179,000 Active 31 DOM
14. 2026-05-31
    days on market $179,000 Active 30 DOM
15. 2026-05-01
    listed $179,000 Active
16. 2023-03-31
    soldstatus $203,000 Closed 879-char remark

    Show marketing remark (879 chars)

    Welcome to Polo Park, a quiet 55+ golf and lakefront community. On a corner lot in this quiet community, with palm trees you’ll fall in love with, you’ll find this 2 bedroom, 2 bathroom mobile home boasting over 1,500 sq. ft. A tile foyer welcomes you home each day. Take a few steps to see the kitchen with plenty of cabinet and counter space, a center island and cozy dinette for early morning cups of coffee. The spacious living room/dining room combo with wood laminate flooring is brightly lit with natural light from several windows. Master suite offers a large closet and private bathroom en-suite. The one car carport accesses the spacious enclosed patio with sitting area and storage room. Schedule your showing today, and see why this is a wonderful place to live! Association takes care of the lawn maintenance. Community includes clubhouse, and pool.

17. 2023-03-07
    status Pending 879-char remark

    Show marketing remark (879 chars)

    Welcome to Polo Park, a quiet 55+ golf and lakefront community. On a corner lot in this quiet community, with palm trees you’ll fall in love with, you’ll find this 2 bedroom, 2 bathroom mobile home boasting over 1,500 sq. ft. A tile foyer welcomes you home each day. Take a few steps to see the kitchen with plenty of cabinet and counter space, a center island and cozy dinette for early morning cups of coffee. The spacious living room/dining room combo with wood laminate flooring is brightly lit with natural light from several windows. Master suite offers a large closet and private bathroom en-suite. The one car carport accesses the spacious enclosed patio with sitting area and storage room. Schedule your showing today, and see why this is a wonderful place to live! Association takes care of the lawn maintenance. Community includes clubhouse, and pool.

18. 2023-01-18
    status Active 879-char remark

    Show marketing remark (879 chars)

    Welcome to Polo Park, a quiet 55+ golf and lakefront community. On a corner lot in this quiet community, with palm trees you’ll fall in love with, you’ll find this 2 bedroom, 2 bathroom mobile home boasting over 1,500 sq. ft. A tile foyer welcomes you home each day. Take a few steps to see the kitchen with plenty of cabinet and counter space, a center island and cozy dinette for early morning cups of coffee. The spacious living room/dining room combo with wood laminate flooring is brightly lit with natural light from several windows. Master suite offers a large closet and private bathroom en-suite. The one car carport accesses the spacious enclosed patio with sitting area and storage room. Schedule your showing today, and see why this is a wonderful place to live! Association takes care of the lawn maintenance. Community includes clubhouse, and pool.

19. 2023-01-11
    status Pending 879-char remark

    Show marketing remark (879 chars)

    Welcome to Polo Park, a quiet 55+ golf and lakefront community. On a corner lot in this quiet community, with palm trees you’ll fall in love with, you’ll find this 2 bedroom, 2 bathroom mobile home boasting over 1,500 sq. ft. A tile foyer welcomes you home each day. Take a few steps to see the kitchen with plenty of cabinet and counter space, a center island and cozy dinette for early morning cups of coffee. The spacious living room/dining room combo with wood laminate flooring is brightly lit with natural light from several windows. Master suite offers a large closet and private bathroom en-suite. The one car carport accesses the spacious enclosed patio with sitting area and storage room. Schedule your showing today, and see why this is a wonderful place to live! Association takes care of the lawn maintenance. Community includes clubhouse, and pool.

20. 2022-12-13
    listed $203,000 Active 879-char remark

    Show marketing remark (879 chars)

    Welcome to Polo Park, a quiet 55+ golf and lakefront community. On a corner lot in this quiet community, with palm trees you’ll fall in love with, you’ll find this 2 bedroom, 2 bathroom mobile home boasting over 1,500 sq. ft. A tile foyer welcomes you home each day. Take a few steps to see the kitchen with plenty of cabinet and counter space, a center island and cozy dinette for early morning cups of coffee. The spacious living room/dining room combo with wood laminate flooring is brightly lit with natural light from several windows. Master suite offers a large closet and private bathroom en-suite. The one car carport accesses the spacious enclosed patio with sitting area and storage room. Schedule your showing today, and see why this is a wonderful place to live! Association takes care of the lawn maintenance. Community includes clubhouse, and pool.

ⓘ 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: $2,844 · $237/mo
• Projected year-2 tax: $2,844 · $237/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 5/10 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: $23,805
• − Mortgage interest: −$10,027
• − Property taxes: −$2,844
• − Insurance: −$895
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$2,856
• − Depreciation: −$5,207
• Taxable loss: −$1,832
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,387/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

-11.8% since first listed

6 events — show timeline

• 2026-05-01 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-31 Sold (MLS) $203,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-13 Listed $203,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.8%/yr

Latest (2025): $2,844 · +4.8% YoY. Source: county tax records.