2247 Cypress Cross Loop · Kathleen, FL 33810

$94,500

2 bd · 2.0 ba · 768 sqft · Manufactured public records · 255 Days on market

Built 1991 5,702 sqft lot $406/mo HOA · 25% of rent ↓ 32% since listing

---

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 +21.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Take a look at this 2 bedroom 2 bathroom home located in the guard gated 55+ community of Cypress Lakes. This home features indoor laundry, and a utility room with washer dryer hooks up if you prefer. There is a 1 car carport and outdoor storage room. The home has a front all seasons room to add additional living space. There is a living room and a dinette located off the kitchen. The primary suite is extra spacious with extra sitting room, multiple closets and the bathroom has a stand up shower. The 2nd bathroom is also extra large with a sitting room, double closets and the washer/dryer. The 2nd bathroom features a tub/shower combo. Enjoy this very

Key facts

• All seasons room
• Utility room
• Community pool

Tags

• GUARD GATED COMMUNITY
• INDOOR LAUNDRY
• UTILITY ROOM
• OUTDOOR STORAGE ROOM
• ALL SEASONS ROOM
• COMMUNITY POOL

Property features AI

Finance

• Other: Total acreage reported as 0 to less than 1/4 acre (approx. 0.13 acres); Paved road access
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with monthly fee of $406 (includes 24-hour guard, grounds maintenance, management, pool); Association approval required; Community features: clubhouse, deed restrictions, fitness center, golf (golf carts allowed), pool, tennis courts, wheelchair access; Senior community; Pets allowed

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity available; Phone available
• Home design: Manufactured double wide home; Single-story; Faces north; Residential property
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Rain gutters; Storage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Inside laundry with laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#752 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, 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 (+2.8%/yr); 504 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

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k 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 255 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: 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 $83,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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. 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. 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: 1.69% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-6,318
• Equity at exit: $14,090

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $5,955
• Equity at exit: $8,171

Cash invested: $26,460 (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 33810

• Rents YoY: 2.8%
• Active inventory: 504
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$39
• HOA: −$406
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $142

Break-even live

Break-even rent $1,415

Max offer price $94,500

Occupancy floor 86%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2132 Sabal Palm Dr Lakeland, FL	2.0	2.0	936	$1,550	$1.66	23d	1	0.45mi

HOA detail

• Monthly dues: $406 · $4,872/yr
• Likely covers: security

Listing history 13 events

1. 2026-06-08
   statusdays on market $94,500 Pending 255 DOM
2. 2026-06-07
   days on market $94,500 Active 254 DOM
3. 2026-06-05
   days on market $94,500 Active 251 DOM
4. 2026-06-03
   days on market $94,500 Active 249 DOM
5. 2026-06-01
   days on market $94,500 Active 248 DOM
6. 2026-05-31
   days on market $94,500 Active 247 DOM
7. 2026-04-21
   price $94,500
8. 2026-03-11
   price $99,900
9. 2026-02-03
   price $112,900
10. 2025-12-31
    price $119,900
11. 2025-12-02
    price $124,900
12. 2025-11-06
    price $129,900
13. 2025-09-26
    listed $139,900 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,134
• − Mortgage interest: −$5,293
• − Property taxes: −$2,122
• − Insurance: −$472
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$4,872
• − Depreciation: −$2,749
• Taxable income: $564
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,568/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 — Kathleen

• Score: 62/100
• State rank: #752
• US rank: #16450

Category grades

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

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): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

-32.5% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $94,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $112,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Listed $139,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.2%/yr

Latest (2025): $2,122 · +1.9% YoY. Source: county tax records.