821 Irene Dr · Auburndale, FL 33823

$269,900

3 bd · 2.0 ba · 792 sqft · Manufactured public records · 67 Days on market

Built 1991 1.01 ac lot

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Seller will give Buyer $10K towards closing cost if the offer is presented at listed price. * * Great home sitting on a one acre lot fully fenced. This piece of property with front and rear porch areas that are covered and screened for enjoyment. There is a detached 2 car garage ( 32'X24' ) that could easily hold 2 vehicles and still have a workshop area, there's a covered carport area attached ( 32'X12' ) that would be a great area to park a boat or two. There's also a 2 car carport located next to the home. Three year old metal roof, and new septic system. This property has been very well maintained and cared for, don't miss out on the chance to be the new owner, call today to set up an appointment to view.

Key facts

• Functional kitchen
• Ample cabinetry
• Enclosed bonus space

Tags

• LARGE OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• AMPLE CABINETRY
• BREAKFAST BAR
• ENCLOSED BONUS SPACE
• SCREENED IN FRONT PORCH

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 1.01 acres (150 x 300); Living area reported as 1,452 square feet

Exterior

• Parking: 2-car garage; Carport with space for 2 vehicles
• Utilities: Well water; Septic sewer; Cable connected
• Home design: Manufactured home (single wide); One level; Faces south; Residential property
• Construction: Vinyl siding; Metal roof; Pillar/post/pier and slab foundation; Built as a manufactured home
• Exterior features: Balcony; Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (36.9% below list).
• Recommended offer: $170k (36.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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: Lena Vista Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 975 students, 56% FRL); Jere L. Stambaugh Middle (math 23% / reading 26%, grade F, #522 of 571 statewide, top 93%, 1,127 students, 65% FRL); Tenoroc High School (math 12% / reading 25%, grade F, #568 of 667 statewide, top 85%, 1,127 students, 63% FRL) — zoned schools at 61% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 483 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 67 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 7 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 $118k; list at $270k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,423 (36.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.09×
• Total profit: $-68,971
• Equity at exit: $40,243

10-year hold

• IRR: -24.5%
• Equity multiple: -0.21×
• Total profit: $-91,808
• Equity at exit: $23,336

Cash invested: $75,572 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 483
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-400

Break-even live

Break-even rent $2,211

Max offer price $199,180

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-324	+0% $-400	+5% $-477	+10% $-553
Rent	-10% $-535	-5% $-468	+0% $-400	+5% $-333	+10% $-266
Rate	-1.0pp $-264	-0.5pp $-332	base $-400	+0.5pp $-470	+1.0pp $-541

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-22
   days on market $269,900 Active 67 DOM
2. 2026-06-18
   days on market $269,900 Active 64 DOM
3. 2026-06-17
   days on market $269,900 Active 63 DOM
4. 2026-06-16
   days on market $269,900 Active 62 DOM
5. 2026-06-15
   days on market $269,900 Active 61 DOM
6. 2026-06-13
   days on market $269,900 Active 59 DOM
7. 2026-06-10
   days on market $269,900 Active 56 DOM
8. 2026-06-09
   days on market $269,900 Active 55 DOM
9. 2026-06-08
   days on market $269,900 Active 54 DOM
10. 2026-06-07
    days on market $269,900 Active 53 DOM
11. 2026-06-05
    days on market $269,900 Active 50 DOM
12. 2026-06-03
    days on market $269,900 Active 49 DOM
13. 2026-06-03
    days on market $269,900 Active 48 DOM
14. 2026-06-01
    days on market $269,900 Active 47 DOM
15. 2026-05-31
    days on market $269,900 Active 46 DOM
16. 2026-04-30
    price $269,900
17. 2026-04-15
    listed $275,000 Active
18. 2023-05-16
    historical 725-char remark

    Show marketing remark (725 chars)

    * * Seller will give Buyer $10K towards closing cost if the offer is presented at listed price. * * Great home sitting on a one acre lot fully fenced. This piece of property with front and rear porch areas that are covered and screened for enjoyment. There is a detached 2 car garage ( 32'X24' ) that could easily hold 2 vehicles and still have a workshop area, there's a covered carport area attached ( 32'X12' ) that would be a great area to park a boat or two. There's also a 2 car carport located next to the home. Three year old metal roof, and new septic system. This property has been very well maintained and cared for, don't miss out on the chance to be the new owner, call today to set up an appointment to view.

19. 2023-02-28
    price $260,000 725-char remark

    Show marketing remark (725 chars)

    * * Seller will give Buyer $10K towards closing cost if the offer is presented at listed price. * * Great home sitting on a one acre lot fully fenced. This piece of property with front and rear porch areas that are covered and screened for enjoyment. There is a detached 2 car garage ( 32'X24' ) that could easily hold 2 vehicles and still have a workshop area, there's a covered carport area attached ( 32'X12' ) that would be a great area to park a boat or two. There's also a 2 car carport located next to the home. Three year old metal roof, and new septic system. This property has been very well maintained and cared for, don't miss out on the chance to be the new owner, call today to set up an appointment to view.

20. 2023-01-31
    price $270,000 725-char remark

    Show marketing remark (725 chars)

    * * Seller will give Buyer $10K towards closing cost if the offer is presented at listed price. * * Great home sitting on a one acre lot fully fenced. This piece of property with front and rear porch areas that are covered and screened for enjoyment. There is a detached 2 car garage ( 32'X24' ) that could easily hold 2 vehicles and still have a workshop area, there's a covered carport area attached ( 32'X12' ) that would be a great area to park a boat or two. There's also a 2 car carport located next to the home. Three year old metal roof, and new septic system. This property has been very well maintained and cared for, don't miss out on the chance to be the new owner, call today to set up an appointment to view.

21. 2022-12-26
    listed $275,000 Active 725-char remark

    Show marketing remark (725 chars)

    * * Seller will give Buyer $10K towards closing cost if the offer is presented at listed price. * * Great home sitting on a one acre lot fully fenced. This piece of property with front and rear porch areas that are covered and screened for enjoyment. There is a detached 2 car garage ( 32'X24' ) that could easily hold 2 vehicles and still have a workshop area, there's a covered carport area attached ( 32'X12' ) that would be a great area to park a boat or two. There's also a 2 car carport located next to the home. Three year old metal roof, and new septic system. This property has been very well maintained and cared for, don't miss out on the chance to be the new owner, call today to set up an appointment to view.

22. 2019-07-09
    soldstatus $118,000
23. 2019-07-02
    soldstatus $118,000 Sold 529-char remark

    Show marketing remark (529 chars)

    CASH ONLY. A beautiful home sitting on a little over 1 acre. This 3 bedroom home is complete with new tile and a fresh coat of paint throughout. The master bedroom has new hardwood floor and a walk in closet while the master bathroom has new tile, new sinks and fixtures. The large back yard is perfect for entertaining, with it backing up to oak trees there's plenty of privacy. This home also comes with an American Home Shield warranty that is transferable to the buyers. The roof and well regulator are both under a year old.

24. 2019-04-18
    status Pending 529-char remark

    Show marketing remark (529 chars)

    CASH ONLY. A beautiful home sitting on a little over 1 acre. This 3 bedroom home is complete with new tile and a fresh coat of paint throughout. The master bedroom has new hardwood floor and a walk in closet while the master bathroom has new tile, new sinks and fixtures. The large back yard is perfect for entertaining, with it backing up to oak trees there's plenty of privacy. This home also comes with an American Home Shield warranty that is transferable to the buyers. The roof and well regulator are both under a year old.

25. 2019-03-12
    price $125,000 529-char remark

    Show marketing remark (529 chars)

    CASH ONLY. A beautiful home sitting on a little over 1 acre. This 3 bedroom home is complete with new tile and a fresh coat of paint throughout. The master bedroom has new hardwood floor and a walk in closet while the master bathroom has new tile, new sinks and fixtures. The large back yard is perfect for entertaining, with it backing up to oak trees there's plenty of privacy. This home also comes with an American Home Shield warranty that is transferable to the buyers. The roof and well regulator are both under a year old.

26. 2019-02-19
    price $128,821 529-char remark

    Show marketing remark (529 chars)

    CASH ONLY. A beautiful home sitting on a little over 1 acre. This 3 bedroom home is complete with new tile and a fresh coat of paint throughout. The master bedroom has new hardwood floor and a walk in closet while the master bathroom has new tile, new sinks and fixtures. The large back yard is perfect for entertaining, with it backing up to oak trees there's plenty of privacy. This home also comes with an American Home Shield warranty that is transferable to the buyers. The roof and well regulator are both under a year old.

27. 2019-01-17
    listed $131,821 Active 529-char remark

    Show marketing remark (529 chars)

    CASH ONLY. A beautiful home sitting on a little over 1 acre. This 3 bedroom home is complete with new tile and a fresh coat of paint throughout. The master bedroom has new hardwood floor and a walk in closet while the master bathroom has new tile, new sinks and fixtures. The large back yard is perfect for entertaining, with it backing up to oak trees there's plenty of privacy. This home also comes with an American Home Shield warranty that is transferable to the buyers. The roof and well regulator are both under a year old.

28. 2017-04-10
    soldstatus $90,900
29. 2017-04-04
    soldstatus $90,821 Sold
30. 2017-02-28
    status Pending
31. 2017-02-24
    listed $90,821 Active
32. 2016-05-01
    historical
33. 2016-02-26
    status Active
34. 2016-02-24
    status Pending
35. 2016-01-12
    price $99,900
36. 2015-11-11
    price $104,900
37. 2015-11-01
    listed $109,900 Active
38. 2015-10-15
    historical
39. 2015-05-11
    price $98,900
40. 2015-01-12
    listed $109,900 Active
41. 2002-09-13
    soldstatus $54,000
42. 1980-12-01
    soldstatus $17,000

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$412/yr (+$34/mo · 22.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,451
• − Mortgage interest: −$15,119
• − Property taxes: −$1,828
• − Insurance: −$2,147
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$7,852
• Taxable loss: −$9,767
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-2,460/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

Amenities C- Commute C- Cost of living A+ Crime C+ Employment C 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: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+1487.6% since first listed

27 events — show timeline

• 2026-04-30 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-16 Listing Removed — SCMLS
• 2023-02-28 Price Changed $260,000 SCMLS
• 2023-01-31 Price Changed $270,000 SCMLS
• 2022-12-26 Listed $275,000 SCMLS
• 2019-07-09 Sold (Public Records) $118,000 Public Records
• 2019-07-02 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-12 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-19 Price Changed $128,821 Stellar MLS as Distributed by MLS Grid
• 2019-01-17 Listed $131,821 Stellar MLS as Distributed by MLS Grid
• 2017-04-10 Sold (Public Records) $90,900 Public Records
• 2017-04-04 Sold (MLS) $90,821 Stellar MLS as Distributed by MLS Grid
• 2017-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-24 Listed $90,821 Stellar MLS as Distributed by MLS Grid
• 2016-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-12 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2015-11-11 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2015-11-01 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2015-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-05-11 Price Changed $98,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-12 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2002-09-13 Sold (Public Records) $54,000 Public Records
• 1980-12-01 Sold (Public Records) $17,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,828 · +9.9% YoY. Source: county tax records.