3027 Mimosa Way · Crystal Lake, FL 33801

$139,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 82 Days on market

Built 1978 5,000 sqft lot $33/mo HOA · 2% 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Skyview Estates, a desirable 55+ community where you own the land—no lot rent! This well-maintained home offers a comfortable and low-maintenance lifestyle with plenty of space to enjoy. The kitchen features stainless steel appliances, wood cabinetry, and durable laminate flooring, making it both functional and easy to care for. The primary bedroom includes a walk-in closet and a private bathroom with a walk-in shower. The second bedroom offers dual closets and is conveniently located near the guest bathroom, which features a granite-topped vanity and a tub/shower combination. Enjoy your morning coffee or unwind in the bright and inviting sunroom, and take advantage of

Key facts

• Walk-in closet
• Dual closets
• Walk-in shower

Tags

• STAINLESS STEEL APPLIANCES
• WOOD CABINETRY
• WALK-IN CLOSET
• PRIVATE BATHROOM
• WALK-IN SHOWER
• DUAL CLOSETS

Property features AI

Finance

• Other: Total acreage about 0.11 acres (50x100 lot)
• Financial info: No lease restrictions reported
• HOA & community: Has HOA (Pratana Carthunjarearn); HOA required with annual fee of $400 (about $33.33/month); HOA covers escrow reserves fund and private road; Community amenities include clubhouse, gated entry, shuffleboard court, dog park; Senior community; pets allowed with some breed restrictions

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Security: Gated community (association amenity)
• Utilities: Public water; Septic tank; Broadband/high-speed internet available
• Home design: Residential manufactured home; Double wide; One story; North-facing
• Construction: Metal frame with vinyl siding; Metal roof; Crawlspace foundation; Completed condition; Built as a single-level dwelling
• Exterior features: Side porch; Rain gutters; Level, paved lot in county; Asphalt road access; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Laundry room inside; Inside utility room; Florida room (additional living space)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, 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 (+1.1%/yr); 253 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($53k/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 $967 of loan paydown is wiped out by about $4k 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 82 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $37k; list at $140k implies a 278% 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,176
• Equity at exit: $20,860

10-year hold

• IRR: 3.7%
• Equity multiple: 1.24×
• Total profit: $9,576
• Equity at exit: $12,096

Cash invested: $39,172 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$734
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$58
• HOA: −$33
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $325

Break-even live

Break-even rent $1,264

Max offer price $139,900

Occupancy floor 76%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	3d	1	0.14mi
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	14d	1	0.44mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	23d	1	0.48mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	14d	1	0.70mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	12d	1	0.71mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	14d	1	0.84mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	23d	1	0.94mi
521 Skyline Dr E Lakeland, FL	3.0	2.0	1260	$2,300	$1.83	3d	1	1.25mi
2025 Sylvester Rd Unit N109 Lakeland, FL	2.0	2.0	1099	$1,750	$1.59	3d	1	1.48mi
2025 Sylvester Rd Lakeland, FL	1.0–2.0	1.0–2.0	1099	$1,850	$1.68	23d	2	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 82 DOM
2. 2026-06-17
   days on market $139,900 Active 81 DOM
3. 2026-06-16
   days on market $139,900 Active 80 DOM
4. 2026-06-15
   days on market $139,900 Active 79 DOM
5. 2026-06-13
   days on market $139,900 Active 77 DOM
6. 2026-06-10
   days on market $139,900 Active 74 DOM
7. 2026-06-09
   days on market $139,900 Active 73 DOM
8. 2026-06-08
   days on market $139,900 Active 72 DOM
9. 2026-06-07
   days on market $139,900 Active 71 DOM
10. 2026-06-05
    days on market $139,900 Active 68 DOM
11. 2026-06-03
    days on market $139,900 Active 67 DOM
12. 2026-06-03
    days on market $139,900 Active 66 DOM
13. 2026-06-01
    days on market $139,900 Active 65 DOM
14. 2026-05-31
    days on market $139,900 Active 64 DOM
15. 2026-03-28
    listed $139,900 Active
16. 2025-10-02
    historical
17. 2025-08-20
    price $145,403
18. 2025-05-05
    listed $149,900 Active
19. 1998-12-02
    soldstatus $37,000

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 4/10 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: $20,094
• − Mortgage interest: −$7,837
• − Property taxes: −$2,080
• − Insurance: −$700
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$396
• − Depreciation: −$4,070
• Taxable income: $1,797
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,464/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F 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: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+278.1% since first listed

5 events — show timeline

• 2026-03-28 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $145,403 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1998-12-02 Sold (Public Records) $37,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,080 · +16.0% YoY. Source: county tax records.