92 Rosalie Oaks Blvd · Lake Wales, FL 33898

$155,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 24 Days on market

Built 1981 6,386 sqft lot $8/mo HOA · 1% of rent

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is one of the finest mobile home rehabs I have ever seen.

Key facts

• Fenced in backyard
• New a/c
• 6,386 sq ft lot

Tags

• CANAL LEADING TO LAKE ROSALIE
• KISSIMMEE CHAIN OF LAKES
• NEW A/C
• SCREENED-IN FRONT PORCH
• FENCED IN BACKYARD
• PRIVATE COVERED DOCK SLIP

Property features AI

Finance

• Other: Total lot acreage less than 1/4 acre (approx. 0.15 acres); Paved, public maintained road access
• Financial info: Taxes listed for 2025; No lease restrictions indicated
• HOA & community: Annual association fee $100 (optional), approximately $8.33/month; Association contact: Cheri Howard; Pets allowed

Exterior

• Parking: Carport (1 space); Boat parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Manufactured single-wide home; One level; East-facing
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Completed condition; Built as manufactured home
• Exterior features: Front porch (screened); Storage shed; Chain link fencing; On waterfront (Lake Rosalie) with freshwater canal access; Water access to lake and canal

Interior

• Kitchen: Cooktop; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $217 ($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 $149k (3.9% below list).
• Recommended offer: $149k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Zoned schools: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL); Bartow Senior High School (math 26% / reading 46%, grade F, #359 of 667 statewide, top 55%, 2,125 students, 44% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 501 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($57k/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 $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 24 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $43k; list at $155k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,924 (3.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,371
• Equity at exit: $23,111

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,672
• Equity at exit: $13,402

Cash invested: $43,400 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 501
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$75 /mo · $894/yr
• Insurance: −$65
• HOA: −$8
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $217

Break-even live

Break-even rent $1,215

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $304	-5% $260	+0% $217	+5% $173	+10% $129
Rent	-10% $99	-5% $158	+0% $217	+5% $275	+10% $334
Rate	-1.0pp $295	-0.5pp $256	base $217	+0.5pp $176	+1.0pp $136

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Big Oak Dr Lake Wales, FL	3.0	2.0	1120	$1,500	$1.34	25d	1	0.11mi
10378 Camp Mack Rd Lake Wales, FL	2.0	1.0	800	$1,100	$1.38	16d	1	0.63mi
10421 Fort Gardner Rd Lake Wales, FL	2.0	2.0	800	$1,300	$1.62	20d	1	0.64mi
3125 Opal Dr Lake Wales, FL	2.0	2.0	1050	$1,200	$1.14	5d	1	0.88mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 21 events

1. 2026-06-22
   days on market $155,000 Active 24 DOM
2. 2026-06-18
   days on market $155,000 Active 21 DOM
3. 2026-06-17
   days on market $155,000 Active 20 DOM
4. 2026-06-16
   days on market $155,000 Active 19 DOM
5. 2026-06-15
   days on market $155,000 Active 18 DOM
6. 2026-06-13
   days on market $155,000 Active 16 DOM
7. 2026-06-10
   days on market $155,000 Active 13 DOM
8. 2026-06-09
   days on market $155,000 Active 12 DOM
9. 2026-06-08
   days on market $155,000 Active 11 DOM
10. 2026-06-07
    days on market $155,000 Active 10 DOM
11. 2026-06-05
    days on market $155,000 Active 7 DOM
12. 2026-06-03
    days on market $155,000 Active 6 DOM
13. 2026-06-03
    days on market $155,000 Active 5 DOM
14. 2026-06-01
    days on market $155,000 Active 4 DOM
15. 2026-05-31
    days on market $155,000 Active 3 DOM
16. 2026-05-28
    listed $155,000 Active
17. 2015-09-10
    soldstatus $43,000 Sold 62-char remark

    Show marketing remark (62 chars)

    This is one of the finest mobile home rehabs I have ever seen.

18. 2015-09-09
    status Pending 62-char remark

    Show marketing remark (62 chars)

    This is one of the finest mobile home rehabs I have ever seen.

19. 2015-05-06
    price $47,900 62-char remark

    Show marketing remark (62 chars)

    This is one of the finest mobile home rehabs I have ever seen.

20. 2015-01-26
    listed $49,900 Active 62-char remark

    Show marketing remark (62 chars)

    This is one of the finest mobile home rehabs I have ever seen.

21. 1987-10-01
    soldstatus $28,500

ⓘ 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: $894 · $75/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$392/yr (+$33/mo · 43.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 62% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $17,871
• − Mortgage interest: −$8,682
• − Property taxes: −$894
• − Insurance: −$775
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − HOA: −$96
• − Depreciation: −$4,509
• Taxable income: $55
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,585/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 — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 30,351
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

+443.9% since first listed

6 events — show timeline

• 2026-05-28 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-10 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-06 Price Changed $47,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-26 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1987-10-01 Sold (Public Records) $28,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $894 · +16.9% YoY. Source: county tax records.