4817 Rollinglen Loop W · Kathleen, FL 33810

$210,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 61 Days on market

Built 1998 0.36 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this North Lakeland property offering space, shade, and opportunity. Set on a large, beautifully treed lot with a fenced area for pets, this home is perfect for enjoying the outdoors in a private setting. Inside, the home offers a functional layout with a cozy family room and wood-burning fireplace, currently used with an electric insert. A metal roof was installed just 2 years ago, and a previous skylight in the hall bathroom was removed to resolve a leak. The ceiling has not yet been repaired, and the seller is offering $10,000 in concessions with a full-price offer, giving buyers the opportunity to complete repairs to their own liking and add value. Conveniently located near s

Key facts

• Large treed lot
• Metal roof
• Fenced area for pets

Tags

• LARGE TREED LOT
• FENCED AREA FOR PETS
• WOOD BURNING FIREPLACE
• METAL ROOF

Property features AI

Finance

• Other: Lot size approximately 0.36 acres (0.25–0.5 acre range); Landscaped with oak trees; Living area reported as 1,620 square feet
• Financial info: No lease restrictions; Homestead exempt
• HOA & community: No HOA association

Exterior

• Parking: Paved access / asphalt road
• Utilities: Public water; Septic tank; Cable available; Electricity connected; Water connected
• Home design: Manufactured home (double wide); One story; Faces west; Corner lot, paved
• Construction: Vinyl siding; Metal roof; Block foundation; Built as double wide manufactured construction
• Exterior features: Sliding doors; Shed(s)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace with insert
• Interior features: Vaulted ceilings; Walk-in closets; Window treatments; Formal living room; Inside utility / laundry
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $197k (6.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,789/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 1208% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $210k implies a 1650% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 6.3

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $24,305
• Equity at exit: $31,312

10-year hold

• IRR: 19.4%
• Equity multiple: 2.61×
• Total profit: $94,376
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $927

Break-even live

Break-even rent $1,617

Max offer price $210,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,045	-5% $986	+0% $927	+5% $867	+10% $808
Rent	-10% $706	-5% $816	+0% $927	+5% $1,037	+10% $1,147
Rate	-1.0pp $1,032	-0.5pp $980	base $927	+0.5pp $872	+1.0pp $817

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5537 Creek Haven Way Lakeland, FL	3.0	2.0	2106	$2,150	$1.02	20d	1	0.83mi
3987 Sunset Lake Dr Lakeland, FL	4.0	3.0	2223	$4,500	$2.02	15d	1	1.16mi
1754 Altavista Cir Lakeland, FL	3.0	2.0	2082	$2,450	$1.18	15d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $210,000 Active 61 DOM
2. 2026-06-17
   days on market $210,000 Active 60 DOM
3. 2026-06-16
   days on market $210,000 Active 59 DOM
4. 2026-06-15
   days on market $210,000 Active 58 DOM
5. 2026-06-13
   days on market $210,000 Active 56 DOM
6. 2026-06-10
   days on market $210,000 Active 53 DOM
7. 2026-06-09
   days on market $210,000 Active 52 DOM
8. 2026-06-08
   days on market $210,000 Active 51 DOM
9. 2026-06-07
   days on market $210,000 Active 50 DOM
10. 2026-06-05
    days on market $210,000 Active 47 DOM
11. 2026-06-03
    days on market $210,000 Active 46 DOM
12. 2026-06-03
    days on market $210,000 Active 45 DOM
13. 2026-06-01
    days on market $210,000 Active 44 DOM
14. 2026-05-31
    days on market $210,000 Active 43 DOM
15. 2026-04-18
    listed $210,000 Active
16. 1991-03-01
    soldstatus $12,000

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$684/yr (+$57/mo · 64.5%)

ⓘ 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 · 25 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: $33,473
• − Mortgage interest: −$11,763
• − Property taxes: −$1,059
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$6,109
• Taxable income: $8,136
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $9,167/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: 52,734
• 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

+1650.0% since first listed

2 events — show timeline

• 2026-04-18 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 1991-03-01 Sold (Public Records) $12,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,059 · +14.7% YoY. Source: county tax records.