50989 Highway 27 #210 · Four Corners, FL 33897

$145,000

3 bd · 3.0 ba · 468 sqft · Manufactured public records · 43 Days on market

Built 1991 3,202 sqft lot $19/mo HOA · 1% of rent

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

DO NOT MISS OUT!!! Your next peaceful 3 beds 3 bath retreat at 50989 Hwy 27 Unit #210 awaits, a hidden gem located in a quiet and private community designed for comfort and relaxation. This charming property offers the perfect balance between nature and convenience with multiple shopping plazas, restaurants, convenience stores, gymnasiums and more within a 2-3 min distance. Residents enjoy access to wonderful community amenities including parks, pool, relaxing jacuzzi, lake access, outdoor grilling areas, and natural surroundings perfect for morning walks or peaceful evenings outdoors. HOA includes the Water

Key facts

• 3,202 sq ft lot
• Built 1991
• Listed 43 days

Property features AI

Finance

• Other: Homestead exempt; Total acreage: less than 1/4 acre (approx. 0.07 acres); Lot dimensions 40 x 80, asphalt road; Unfurnished
• Financial info: No lease restrictions; Total monthly fees approximately $19.17
• HOA & community: Has HOA (association name: ccc); Association fee $230 (annual); Association approval required; No pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity available; Sewer available; Sprinkler recycled
• Home design: Manufactured home (single wide); Faces east; One story; Entry on stilts / on piling
• Construction: Cement siding and frame construction; Shingle roof
• Exterior features: Playground; Private mailbox; Sprinkler (metered)

Interior

• Kitchen: Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen/family room combo; Living room/dining room combo; Open floorplan
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 30% 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 $119 of equity ($1k loan paydown + $-883 appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 0.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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 $41k; list at $145k implies a 254% 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; 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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: 1.24% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.7

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: 9.4%
• Equity multiple: 1.42×
• Total profit: $17,018
• Equity at exit: $37,741

10-year hold

• IRR: 12.8%
• Equity multiple: 2.19×
• Total profit: $48,419
• Equity at exit: $42,017

Cash invested: $40,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$60
• HOA: −$19
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $481

Break-even live

Break-even rent $1,183

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: waterpoolgym

Listing history 43 events

1. 2026-06-18
   days on market $145,000 Active 43 DOM
2. 2026-06-17
   days on market $145,000 Active 42 DOM
3. 2026-06-16
   days on market $145,000 Active 41 DOM
4. 2026-06-15
   days on market $145,000 Active 40 DOM
5. 2026-06-13
   days on market $145,000 Active 38 DOM
6. 2026-06-10
   days on market $145,000 Active 35 DOM
7. 2026-06-09
   days on market $145,000 Active 34 DOM
8. 2026-06-08
   days on market $145,000 Active 33 DOM
9. 2026-06-07
   days on market $145,000 Active 32 DOM
10. 2026-06-05
    days on market $145,000 Active 29 DOM
11. 2026-06-03
    days on market $145,000 Active 28 DOM
12. 2026-06-03
    days on market $145,000 Active 27 DOM
13. 2026-06-01
    days on market $145,000 Active 26 DOM
14. 2026-05-31
    days on market $145,000 Active 25 DOM
15. 2026-05-06
    listed $145,000 Active
16. 2025-08-08
    historical $1,700
17. 2025-08-08
    historical
18. 2025-07-16
    listed $1,700
19. 2025-06-20
    status Active
20. 2025-06-19
    historical
21. 2025-03-17
    listed $189,000 Active
22. 2025-02-14
    historical
23. 2025-01-13
    status Active
24. 2025-01-04
    historical
25. 2024-11-27
    price $220,000
26. 2024-09-28
    price $240,000
27. 2024-07-16
    listed $250,000 Active
28. 2024-07-03
    historical
29. 2024-04-11
    price $269,990
30. 2023-12-12
    listed $289,990 Active
31. 2018-01-31
    soldstatus $41,000 Sold
32. 2018-01-16
    status Pending
33. 2017-12-18
    price $44,900
34. 2017-12-13
    status Active
35. 2017-12-08
    status Pending
36. 2017-12-01
    price $47,900
37. 2017-11-20
    status Active
38. 2017-11-14
    status Pending
39. 2017-11-13
    price $49,900
40. 2017-08-31
    price $54,900
41. 2017-07-21
    price $59,900
42. 2017-07-06
    listed $64,900 Active
43. 1990-10-01
    soldstatus $56,900

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$65/yr (+$5/mo · 5.7%)

ⓘ 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 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: $21,502
• − Mortgage interest: −$8,122
• − Property taxes: −$1,139
• − Insurance: −$725
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$228
• − Depreciation: −$4,218
• Taxable income: $3,630
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $4,899/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

+154.8% since first listed

29 events — show timeline

• 2026-05-06 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Rental Removed $1,700 STELLARMLS
• 2025-08-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Listed for Rent $1,700 STELLARMLS
• 2025-06-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-28 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-16 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Price Changed $269,990 Stellar MLS as Distributed by MLS Grid
• 2023-12-12 Listed $289,990 Stellar MLS as Distributed by MLS Grid
• 2018-01-31 Sold (MLS) $41,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-18 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-12-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-01 Price Changed $47,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-11-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-13 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-31 Price Changed $54,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-21 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-06 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 1990-10-01 Sold (Public Records) $56,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,139 · +13.2% YoY. Source: county tax records.