6081 Southern Oaks Dr SE · Winter Haven, FL 33884

$169,500

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 129 Days on market

Built 1990 4,500 sqft lot $65/mo HOA · 4% of rent

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Furnished home in excellent condition! New plumbing, new roof, two car carport, large wak-in closet, inside laundry, workshop, Enclosed Florida room. Quiet park with a clubhouse.

Key facts

• Updated appliances
• Low hoa fees
• Natural light

Tags

• OWN YOUR LAND
• LOW HOA FEES
• EXTRA-LARGE WALK IN CLOSET
• PRIVATE EN-SUITE BATH
• NATURAL LIGHT
• UPDATED APPLIANCES

Property features AI

Finance

• Financial info: Total monthly fees $65; total annual fees $780; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $65 (includes pool and common area taxes); Association amenities: Clubhouse, Pool, Shuffleboard Court, Spa/Hot Tub; Association approval required; Senior community; Cats and dogs allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Sprinkler meter
• Home design: Manufactured double wide home; One level; South facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Front porch; Awnings; Private mailbox; Storage; Irrigation equipment; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $161k (4.8% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment C-, 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: Rents rising (+1.9%/yr); 680 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 129 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $59k; list at $170k implies a 187% 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 $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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?
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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-19,115
• Equity at exit: $25,273

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-10,735
• Equity at exit: $14,655

Cash invested: $47,460 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 680
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$889
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$71
• HOA: −$65
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $159

Break-even live

Break-even rent $1,413

Max offer price $169,500

Occupancy floor 85%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5667 Struthers Ct Winter Haven, FL	2.0	1.0	775	$1,350	$1.74	23d	1	0.30mi
5665 Struthers Ct Unit 5667 Winter Haven, FL	2.0	1.0	775	$1,350	$1.74	23d	1	0.30mi
5657 Struthers Ct Unit 1 Winter Haven, FL	2.0	1.0	800	$1,475	$1.84	14d	1	0.30mi
5657 Struthers Ct Winter Haven, FL	2.0	1.0	780	$1,475	$1.89	10d	1	0.30mi
5608 Lake Fox Cir Winter Haven, FL	3.0	2.0	1490	$2,400	$1.61	23d	1	0.69mi
1015 Lake Forest Blvd Winter Haven, FL	1.0–3.0	1.0–2.0	929	$1,840	$1.98	2d	24	1.03mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,530	$1.49	3d	8	1.20mi
1707 Eagle Pond Dr Unit 1707 Winter Haven, FL	2.0	2.0	1017	$1,450	$1.43	23d	1	1.35mi
7676 Carlton Arms Blvd Winter Haven, FL	3.0	1.0–2.5	987	$1,508	$1.53	23d	1	1.38mi
508 Eagle Pond Dr #508 Winter Haven, FL	2.0	2.0	1017	$1,500	$1.47	23d	1	1.39mi
1202 Eagle Pond Dr Unit 1202 Winter Haven, FL	2.0	2.0	1017	$1,450	$1.43	14d	1	1.39mi
1101 Eagle Pond Dr #1101 Winter Haven, FL	2.0	2.0	1017	$1,400	$1.38	23d	1	1.42mi
7903 Waterview Way Unit 7903 Winter Haven, FL	2.0	2.0	930	$1,600	$1.72	23d	1	1.46mi
3110 Gowan Dr Winter Haven, FL	1.0–2.0	1.0–2.0	1007	$1,841	$1.83	14d	24	1.47mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	23d	1	1.50mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 20 events

1. 2026-06-18
   days on market $169,500 Active 129 DOM
2. 2026-06-17
   days on market $169,500 Active 128 DOM
3. 2026-06-16
   days on market $169,500 Active 127 DOM
4. 2026-06-15
   days on market $169,500 Active 126 DOM
5. 2026-06-13
   days on market $169,500 Active 124 DOM
6. 2026-06-10
   days on market $169,500 Active 121 DOM
7. 2026-06-09
   days on market $169,500 Active 120 DOM
8. 2026-06-08
   days on market $169,500 Active 119 DOM
9. 2026-06-07
   days on market $169,500 Active 118 DOM
10. 2026-06-05
    days on market $169,500 Active 115 DOM
11. 2026-06-03
    days on market $169,500 Active 113 DOM
12. 2026-06-01
    days on market $169,500 Active 112 DOM
13. 2026-05-31
    days on market $169,500 Active 111 DOM
14. 2026-02-09
    listed $169,500 Active
15. 2015-09-04
    soldstatus $59,000
16. 2012-07-03
    soldstatus $46,000 178-char remark

    Show marketing remark (178 chars)

    Furnished home in excellent condition! New plumbing, new roof, two car carport, large wak-in closet, inside laundry, workshop, Enclosed Florida room. Quiet park with a clubhouse.

17. 2011-09-19
    listed $55,000 178-char remark

    Show marketing remark (178 chars)

    Furnished home in excellent condition! New plumbing, new roof, two car carport, large wak-in closet, inside laundry, workshop, Enclosed Florida room. Quiet park with a clubhouse.

18. 2011-08-31
    historical
19. 2010-05-10
    listed $69,900
20. 2000-10-13
    soldstatus $55,000

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$305/yr (+$25/mo · 27.7%)

ⓘ 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 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: $19,372
• − Mortgage interest: −$9,495
• − Property taxes: −$1,102
• − Insurance: −$848
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − HOA: −$780
• − Depreciation: −$4,931
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $2,120/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 — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C- 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: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% 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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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

+208.2% since first listed

7 events — show timeline

• 2026-02-09 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2015-09-04 Sold (Public Records) $59,000 Public Records
• 2012-07-03 Sold (MLS) $46,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-19 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-05-10 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2000-10-13 Sold (Public Records) $55,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,102 · +13.6% YoY. Source: county tax records.