4132 Sprucewood St · Jan Phyl Village, FL 33880

$129,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 12 Days on market

Built 1981 3,681 sqft lot $163/mo HOA · 10% of rent ↓ 4% since listing

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully furnished and move in ready!! This home features newer appliances and a 4 year old roof. Windows were installed in 2018. All furnishing will stay with the home, less and personal items. The layout is perfect with an open living area. The side porch offers additional living space. Oakwood Estates, a 55+ community offers many opportunities as well as two pool, two clubhouses, tennis courts, shuffleboard courts, and much much more!! Move right in and jump right into all the activities, or sit back and enjoy the peaceful community. Don't let this one get away. .. make your appointment today!!

Key facts

• Next to clubhouse
• Next to the pool
• Cozy family room

Tags

• FULLY FURNISHED HOME
• NEXT TO THE POOL
• NEXT TO TENNIS COURTS
• NEXT TO CLUBHOUSE
• COZY FAMILY ROOM
• OPEN KITCHEN

Property features AI

Finance

• Other: Furnished; Fishing pier access for Dinner Lake area (water extras)
• Financial info: Total annual association fees approximately $1,957.32
• HOA & community: Has HOA; monthly fee required ($163.11) including trash and water; Community amenities include clubhouse, gated entry, laundry, pool, shuffleboard court, and tennis courts; Senior community; pets allowed; buyer approval required; golf carts allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double wide home; One story; Faces north
• Construction: Metal frame with vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Awnings; Rain gutters; Sliding doors; Paved private-maintained road

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).

Location & tenants

• Location reads 62/100 on livability (#769 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 (+2.5%/yr); 341 active listings in the ZIP; 8 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 36% of the median local income ($56k/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 $892 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-712
• Equity at exit: $19,234

10-year hold

• IRR: 8.6%
• Equity multiple: 1.64×
• Total profit: $23,162
• Equity at exit: $11,154

Cash invested: $36,120 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$676
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$54
• HOA: −$163
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $330

Break-even live

Break-even rent $1,255

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $403	-5% $366	+0% $330	+5% $293	+10% $257
Rent	-10% $197	-5% $264	+0% $330	+5% $396	+10% $462
Rate	-1.0pp $395	-0.5pp $362	base $330	+0.5pp $296	+1.0pp $262

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3992 Warbler Dr Winter Haven, FL	3.0	2.0	1632	$1,750	$1.07	15d	1	0.33mi
3211 Timberline Rd Winter Haven, FL	3.0	2.0	1694	$1,845	$1.09	4d	1	0.76mi
3320 Timberline Rd W Winter Haven, FL	3.0	2.0	1316	$1,735	$1.32	4d	1	0.79mi
3062 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	1100	$1,323	$1.20	4d	1	0.87mi
449 Red Hawk Loop Winter Haven, FL	3.0	2.0	1109	$1,581	$1.43	4d	1	0.87mi
267 Lake Thomas Dr Winter Haven, FL	2.0	2.0	1033	$1,800	$1.74	24d	1	0.97mi
1059 Spirit Lake Rd Winter Haven, FL	2.0	1.0	900	$1,378	$1.53	24d	1	0.98mi
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	24d	1	1.19mi

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-18
   days on market $129,000 Active 12 DOM
2. 2026-06-17
   days on market $129,000 Active 11 DOM
3. 2026-06-16
   days on market $129,000 Active 10 DOM
4. 2026-06-15
   days on market $129,000 Active 9 DOM
5. 2026-06-13
   days on market $129,000 Active 7 DOM
6. 2026-06-10
   days on market $129,000 Active 4 DOM
7. 2026-06-09
   days on market $129,000 Active 3 DOM
8. 2026-06-08
   days on market $129,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $129,000 Active 1 DOM

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,072
• − Mortgage interest: −$7,226
• − Property taxes: −$1,183
• − Insurance: −$645
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$1,956
• − Depreciation: −$3,753
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,452/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 — Jan Phyl Village

• Score: 62/100
• State rank: #769
• US rank: #17294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

-3.7% since first listed

4 events — show timeline

• 2026-06-06 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-27 Sold (MLS) $127,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-27 Listed $134,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $1,183 · +14.0% YoY. Source: county tax records.