50989 Highway 27 #48 · Four Corners, FL 33897

$194,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 141 Days on market

Built 1988 3,358 sqft lot $240/mo HOA · 11% 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

New Price, great vacation home of your own home. Home has been re-plumbed. Large open floor plan with a beautiful fireplace in the family room. Kitchen features lots of storage. Paver drive way for ample parking. This Gated community offers 2 Pools, a private boat ramp and dock, enjoy the great picnic area for a fun family day. The HOA covers your water/sewer and lawn car. ready for a great new family or a great vacation home.

Key facts

• Gated community
• Open floorplan
• Split bedroom layout

Tags

• GATED COMMUNITY
• OPEN FLOORPLAN
• WOOD BURNING FIREPLACE
• SPLIT BEDROOM LAYOUT
• FULLY FENCED BACK LOT
• EXTENDED PAVER DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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.
• Zoned schools: Citrus Ridge A Civics Academy (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 1,457 students, 48% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 42% FRL vs 60% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $160 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 141 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $195k implies a 153% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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: 1.12% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-75
• Equity at exit: $50,729

10-year hold

• IRR: 3.6%
• Equity multiple: 1.32×
• Total profit: $17,628
• Equity at exit: $56,476

Cash invested: $54,572 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$101 /mo · $1,206/yr
• Insurance: −$81
• HOA: −$240
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $273

Break-even live

Break-even rent $1,828

Max offer price $194,900

Occupancy floor 82%

Sensitivity live

Price	-10% $384	-5% $329	+0% $273	+5% $218	+10% $163
Rent	-10% $102	-5% $188	+0% $273	+5% $359	+10% $445
Rate	-1.0pp $372	-0.5pp $323	base $273	+0.5pp $223	+1.0pp $172

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	4d	15	0.21mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	24d	1	0.23mi
406 Washington Palm Loop Davenport, FL	3.0	2.0	1764	$1,525	$0.86	15d	1	0.33mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	24d	1	0.38mi
722 Washington Palm Loop Davenport, FL	3.0	2.5	1811	$1,550	$0.86	24d	1	0.39mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	24d	1	0.39mi
625 Rochester Loop Davenport, FL	4.0	2.0	1895	$2,350	$1.24	24d	1	0.46mi
605 Blake Ave Davenport, FL	4.0	2.0	1855	$2,200	$1.19	24d	1	0.49mi
1009 Lake Davenport Blvd Davenport, FL	3.0	2.0	1630	$2,199	$1.35	15d	1	0.49mi
103 Coconut Palm Way Davenport, FL	3.0	2.0	1881	$1,525	$0.81	4d	1	0.51mi
629 Allison Ave Davenport, FL	3.0	2.0	1524	$2,500	$1.64	24d	1	0.52mi
511 Coconut Palm Way Davenport, FL	3.0	2.0	1811	$1,700	$0.94	15d	1	0.56mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	4d	1	0.56mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	15d	1	0.56mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	15d	1	0.57mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	15d	1	0.57mi
183 Jocelyn Dr Davenport, FL	4.0	2.0	1874	$2,400	$1.28	20d	1	0.57mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	24d	1	0.58mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	24d	1	0.59mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	4d	35	0.60mi
750 Kettering Rd Davenport, FL	4.0	3.0	1960	$2,550	$1.30	24d	1	0.61mi
730 Kettering Rd Davenport, FL	4.0	3.0	1960	$3,200	$1.63	24d	1	0.62mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	24d	1	0.62mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	24d	1	0.62mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	24d	1	0.65mi
740 Brunello Dr Unit 1018164P Davenport, FL	4.0	3.5	1754	$2,806	$1.60	20d	1	0.69mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	24d	1	0.70mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	24d	1	0.70mi
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	24d	1	0.71mi
206 Scaton Way Davenport, FL	2.0	2.5	1530	$1,750	$1.14	14d	1	0.74mi
136 Grantham Dr Davenport, FL	3.0	2.0	1799	$1,995	$1.11	4d	1	0.75mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	24d	1	0.76mi
1560 Chelsea Dr Davenport, FL	3.0	2.5	1528	$2,100	$1.37	24d	1	0.76mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	4d	1	0.78mi
712 Brayton Ln Davenport, FL	4.0	2.0	1925	$2,180	$1.13	4d	1	0.79mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	4d	1	0.80mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$3,400	$2.52	15d	83	0.84mi
906 Berwick Dr Davenport, FL	3.0	2.0	1527	$2,600	$1.70	20d	1	0.85mi
1536 Mirabella Cir Unit 1536 Davenport, FL	3.0	2.5	1567	$2,100	$1.34	24d	1	0.85mi
500 Highgate Park Blvd Davenport, FL	4.0	3.0	1830	$2,500	$1.37	24d	1	0.85mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: watersewerpoolsecurity

Listing history 16 events

1. 2026-04-23
   status Pending
2. 2026-03-31
   price $194,900
3. 2026-01-06
   price $199,900
4. 2025-12-03
   listed $208,900 Active
5. 2019-07-24
   status Pending
6. 2019-07-24
   historical
7. 2019-06-28
   listed $125,000 Active
8. 2016-11-08
   soldstatus $77,000
9. 2016-10-31
   soldstatus $77,000 Sold 430-char remark

   Show marketing remark (430 chars)

   New Price, great vacation home of your own home. Home has been re-plumbed. Large open floor plan with a beautiful fireplace in the family room. Kitchen features lots of storage. Paver drive way for ample parking. This Gated community offers 2 Pools, a private boat ramp and dock, enjoy the great picnic area for a fun family day. The HOA covers your water/sewer and lawn car. ready for a great new family or a great vacation home.

10. 2016-07-02
    status Pending 430-char remark

    Show marketing remark (430 chars)

    New Price, great vacation home of your own home. Home has been re-plumbed. Large open floor plan with a beautiful fireplace in the family room. Kitchen features lots of storage. Paver drive way for ample parking. This Gated community offers 2 Pools, a private boat ramp and dock, enjoy the great picnic area for a fun family day. The HOA covers your water/sewer and lawn car. ready for a great new family or a great vacation home.

11. 2016-06-15
    price $82,500 430-char remark

    Show marketing remark (430 chars)

    New Price, great vacation home of your own home. Home has been re-plumbed. Large open floor plan with a beautiful fireplace in the family room. Kitchen features lots of storage. Paver drive way for ample parking. This Gated community offers 2 Pools, a private boat ramp and dock, enjoy the great picnic area for a fun family day. The HOA covers your water/sewer and lawn car. ready for a great new family or a great vacation home.

12. 2016-05-10
    listed $85,000 Active 430-char remark

    Show marketing remark (430 chars)

    New Price, great vacation home of your own home. Home has been re-plumbed. Large open floor plan with a beautiful fireplace in the family room. Kitchen features lots of storage. Paver drive way for ample parking. This Gated community offers 2 Pools, a private boat ramp and dock, enjoy the great picnic area for a fun family day. The HOA covers your water/sewer and lawn car. ready for a great new family or a great vacation home.

13. 2011-11-15
    soldstatus $48,000
14. 2007-08-10
    soldstatus $92,000
15. 2005-07-27
    soldstatus $90,000
16. 2004-08-02
    soldstatus $19,500

ⓘ 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: $1,206 · $101/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$411/yr (+$34/mo · 34.1%)

ⓘ 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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,085
• − Mortgage interest: −$10,917
• − Property taxes: −$1,206
• − Insurance: −$974
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$2,880
• − Depreciation: −$5,670
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $3,218/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+899.5% since first listed

16 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $208,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-28 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-08 Sold (Public Records) $77,000 Public Records
• 2016-10-31 Sold (MLS) $77,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-15 Price Changed $82,500 Stellar MLS as Distributed by MLS Grid
• 2016-05-10 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2011-11-15 Sold (Public Records) $48,000 Public Records
• 2007-08-10 Sold (Public Records) $92,000 Public Records
• 2005-07-27 Sold (Public Records) $90,000 Public Records
• 2004-08-02 Sold (Public Records) $19,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,206 · +12.5% YoY. Source: county tax records.