50989 Highway 27 #87 · Four Corners, FL 33897

$159,000

2 bd · 1.0 ba · 468 sqft · Manufactured public records · 42 Days on market

Built 1990 3,202 sqft lot $240/mo HOA · 16% 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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Beautiful, clean all-ages community conveniently located near Disney and many of Central Florida’s most popular attractions. Enjoy free boat and/or RV storage in the designated community area on a first-come, first-served basis. Community amenities include a private boat ramp with access to Lake Davenport, a dock, two pools, hot tub, and a well-maintained community center featuring a library, pool tables, exercise equipment, and an upstairs fellowship hall accessible by both elevator and stairs. This charming 2-bedroom, 1-bath home features an enclosed front porch, updated kitchen with adjoining dining area, and a comfortable living room. The side storage area houses the washer and dr

Key facts

• 3,202 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Home warranty included; Lease restrictions apply; Unfurnished
• Financial info: Total annual association fees: $2,880
• HOA & community: HOA required; $240 monthly; Association fee includes common area taxes, pool, recreational facilities and water; Community amenities: clubhouse, fitness center, pool, tennis courts, golf carts allowed, community mailbox, street lights, association-owned recreation

Exterior

• Parking: Covered parking; Driveway; Boat parking; RV access/parking; Carport (2 spaces)
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Fire hydrant nearby
• Home design: Manufactured double-wide home; Single-story; Faces north; Completed condition; Accessible entrance and grip-accessible features
• Construction: Vinyl siding with frame construction; Shingle roof; Built on slab foundation
• Exterior features: Enclosed patio/porch; Front porch; Side porch; Sliding doors; Exterior storage; Paved road access; Lake access (via community boat ramp and dock)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Dining area (L-shaped); Split bedroom layout; Thermostat; Window treatments; Skylight(s)
• Laundry & utility: Laundry room; Other laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.1% below list).
• Recommended offer: $141k (11.3% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: 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.
• Zoned schools: Citrus Ridge A Civics Academy (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 1,457 students, 48% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 42% FRL vs 60% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $131 of equity ($1k loan paydown + $-968 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 42 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

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 $141,022 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 8.9

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: -10.3%
• Equity multiple: 0.55×
• Total profit: $-19,871
• Equity at exit: $41,385

10-year hold

• IRR: -6.6%
• Equity multiple: 0.41×
• Total profit: $-26,099
• Equity at exit: $46,073

Cash invested: $44,520 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$66
• HOA: −$240
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-102

Break-even live

Break-even rent $1,622

Max offer price $141,022

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-57	+0% $-102	+5% $-147	+10% $-192
Rent	-10% $-220	-5% $-161	+0% $-102	+5% $-43	+10% $16
Rate	-1.0pp $-22	-0.5pp $-61	base $-102	+0.5pp $-143	+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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 US Highway 192 #115 Clermont, FL	1.0	1.0	364	$950	$2.61	11d	1	1.01mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $159,000 Active 42 DOM
2. 2026-06-17
   days on market $159,000 Active 41 DOM
3. 2026-06-16
   days on market $159,000 Active 40 DOM
4. 2026-06-15
   days on market $159,000 Active 39 DOM
5. 2026-06-13
   days on market $159,000 Active 37 DOM
6. 2026-06-10
   days on market $159,000 Active 34 DOM
7. 2026-06-09
   days on market $159,000 Active 33 DOM
8. 2026-06-08
   days on market $159,000 Active 32 DOM
9. 2026-06-07
   days on market $159,000 Active 31 DOM
10. 2026-06-05
    days on market $159,000 Active 28 DOM
11. 2026-06-03
    pricedays on market $159,000 Active 27 DOM
12. 2026-06-03
    days on market $169,000 Active 26 DOM
13. 2026-06-01
    days on market $169,000 Active 25 DOM
14. 2026-05-31
    days on market $169,000 Active 24 DOM
15. 2026-05-07
    listed $169,000 Active

ⓘ 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: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/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: $17,920
• − Mortgage interest: −$8,906
• − Property taxes: −$1,698
• − Insurance: −$795
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$2,880
• − Depreciation: −$4,625
• Taxable loss: −$3,851
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $-297/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

1 event — show timeline

• 2026-05-07 Listed $169,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.7%/yr

Latest (2025): $1,698 · +8.3% YoY. Source: county tax records.