1111 S Terry Ave · Lakeland, FL 33815

$125,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 180 Days on market

Built 1973 7,405 sqft lot

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Why this score? — see what drove the B- 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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

Key facts

• Peaceful setting
• Easy access to shops
• Outdoor living

Tags

• GENEROUS PARCEL OF LAND
• OUTDOOR LIVING
• PEACEFUL SETTING
• EASY ACCESS TO SHOPS
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Lot approximately 0.17 acres (about 688 m²); Paved/asphalt road access
• HOA & community: No HOA; Street lights in the community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected
• Home design: Residential mobile home (single wide); One level; East-facing
• Construction: Metal frame construction; Metal siding; Metal roof / roof over; Crawlspace with pillar/post/pier foundation; Built as a single wide mobile home
• Exterior features: Other exterior features; Other fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductless heating; Wall/window air conditioning units
• Interior features: Electric water heater; Range; Refrigerator; Other interior features
• Laundry & utility: Laundry: other features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

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 rising fast (+6.1%/yr); 72 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 42% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.1% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $55k; list at $125k implies a 127% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.52×
• Total profit: $88,270
• Equity at exit: $112,610

10-year hold

• IRR: 28.4%
• Equity multiple: 8.35×
• Total profit: $257,128
• Equity at exit: $242,848

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 33815

• Home prices YoY: 12.6%
• Rents YoY: 6.1%
• Active inventory: 72
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$656
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $251

Break-even live

Break-even rent $989

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $321	-5% $286	+0% $251	+5% $215	+10% $180
Rent	-10% $147	-5% $199	+0% $251	+5% $302	+10% $354
Rate	-1.0pp $314	-0.5pp $282	base $251	+0.5pp $218	+1.0pp $185

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,095	$1.46	4d	1	0.67mi
455 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,199	$1.60	20d	1	0.68mi
1113 S Central Ave Lakeland, FL	3.0	1.0	672	$1,700	$2.53	13d	1	0.81mi
808 S Central Ave Lakeland, FL	2.0	1.0	700	$1,100	$1.57	24d	1	0.93mi
2245 New Tampa Hwy Lakeland, FL	1.0	1.0	500	$977	$1.95	24d	1	0.94mi
214 N Chestnut Rd Lakeland, FL	1.0	1.0	500	$1,000	$2.00	24d	1	1.04mi
830 W Beacon Rd #13 Lakeland, FL	2.0	1.0	750	$1,295	$1.73	13d	1	1.43mi
830 W Beacon Rd Lakeland, FL	1.0–2.0	1.0	690	$1,295	$1.88	24d	2	1.43mi

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 180 DOM
2. 2026-06-17
   days on market $125,000 Active 179 DOM
3. 2026-06-16
   days on market $125,000 Active 178 DOM
4. 2026-06-15
   days on market $125,000 Active 177 DOM
5. 2026-06-13
   days on market $125,000 Active 175 DOM
6. 2026-06-10
   days on market $125,000 Active 172 DOM
7. 2026-06-09
   days on market $125,000 Active 171 DOM
8. 2026-06-08
   days on market $125,000 Active 170 DOM
9. 2026-06-07
   days on market $125,000 Active 169 DOM
10. 2026-06-05
    days on market $125,000 Active 166 DOM
11. 2026-06-03
    days on market $125,000 Active 164 DOM
12. 2026-06-01
    days on market $125,000 Active 163 DOM
13. 2026-05-31
    days on market $125,000 Active 162 DOM
14. 2026-03-06
    price $125,000
15. 2026-02-17
    status Active
16. 2025-10-24
    price $130,000
17. 2025-08-20
    listed $125,000 Active
18. 2023-01-03
    soldstatus $55,000
19. 2022-12-30
    soldstatus $55,000 Closed 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

20. 2022-12-27
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

21. 2022-12-14
    status Active 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

22. 2022-12-11
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

23. 2022-11-21
    price $75,000 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

24. 2022-10-04
    price $85,000 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

25. 2022-08-29
    listed $125,000 Active 454-char remark

    Show marketing remark (454 chars)

    Price improvement! Great investment opportunity in Lakeland! BRING ALL OFFERS! New tankless hot water heater, 2 ton PTAC Heat and Air Unit, freshly painted, new flooring throughout & rubberized roof coating. The large yard is fully fenced in with a security gate. This property will make a great rental. This property is also conveniently located close to Lakeside Village, Florida Ave, shopping, restaurants and more! Schedule your showing today!

26. 2016-03-30
    soldstatus $15,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$151/yr (+$13/mo · 17.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,678
• − Mortgage interest: −$7,002
• − Property taxes: −$886
• − Insurance: −$625
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,636
• Taxable income: $1,020
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,763/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): 13,975
• Household income: $37,487
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 700.0

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 0.67)
• Race & ethnicity: White 43% Black 27% Hispanic / Latino 26% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 10%
• Common ancestry: Romanian 1% German 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 23% German/W. Germanic 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: ▲ 47.45%
• Current HPI: 424.0956
• Rent YoY: ▲ 6.14%
• 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

+733.3% since first listed

13 events — show timeline

• 2026-03-06 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-03 Sold (Public Records) $55,000 Public Records
• 2022-12-30 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-12-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-21 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-04 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-29 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-30 Sold (Public Records) $15,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $886 · +17.0% YoY. Source: county tax records.