2115 Bruce St · Crystal Lake, FL 33801

$102,500

3 bd · 2.0 ba · 1,060 sqft · Manufactured · 38 Days on market

Built 2019 Good condition 5,000 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath 2019 manufactured home located in the heart of Lakeland. This well-maintained home offers a functional open layout with comfortable living spaces, a bright kitchen with ample cabinet storage, and generously sized bedrooms. The primary suite features a private bath for added convenience. Enjoy a large yard with plenty of room for outdoor entertaining, pets, or gardening. Conveniently located near shopping, dining, schools, and major roadways for an easy commute. A great opportunity for homeowners or investors alike! 55+ community

Key facts

• Bright kitchen
• Outdoor entertaining
• Private bath

Tags

• OPEN LAYOUT
• BRIGHT KITCHEN
• AMPLE CABINET STORAGE
• PRIVATE BATH
• LARGE YARD
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Total living area about 1060 square feet; Lot about 0.11 acre (approximately 465 sq meters)
• Financial info: Land lease: $600; Lease restrictions apply
• HOA & community: Senior community

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Manufactured double wide home; One story; North-facing
• Construction: Other construction materials; Other roof
• Exterior features: Other exterior features; Lake view

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Other interior features
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $99k (3.0% 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; 26 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 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 $709 of loan paydown is wiped out by about $3k 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 + 1.1% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $99,425 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.12%
• DSCR: 2.16
• GRM: 5.1

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: 17.6%
• Equity multiple: 1.70×
• Total profit: $19,960
• Equity at exit: $15,283

10-year hold

• IRR: 24.7%
• Equity multiple: 2.95×
• Total profit: $55,907
• Equity at exit: $8,862

Cash invested: $28,700 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $625

Break-even live

Break-even rent $897

Max offer price $102,500

Occupancy floor 58%

Sensitivity live

Price	-10% $696	-5% $660	+0% $625	+5% $589	+10% $554
Rent	-10% $491	-5% $558	+0% $625	+5% $691	+10% $758
Rate	-1.0pp $676	-0.5pp $651	base $625	+0.5pp $598	+1.0pp $571

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Bonnyview Dr Lakeland, FL	3.0	2.0	1284	$1,600	$1.25	24d	1	0.19mi
510 Longfellow Blvd Lakeland, FL	3.0	2.0	1315	$1,825	$1.39	4d	1	0.40mi
2155 Lone Oak Ln Lakeland, FL	3.0	2.0	1486	$2,100	$1.41	24d	1	0.46mi
2184 Colonial Ave Lakeland, FL	3.0	2.0	1123	$1,645	$1.46	24d	1	0.48mi
1736 E Fern Rd Lakeland, FL	2.0	1.0	820	$1,325	$1.62	24d	1	0.52mi
2023 Tennyson St Unit 2025 Lakeland, FL	2.0	1.0	884	$1,095	$1.24	24d	1	0.64mi
635 Meridian Ave Lakeland, FL	3.0	2.0	1206	$1,750	$1.45	4d	1	0.74mi
2417 Golfview St Lakeland, FL	3.0	1.0	798	$1,395	$1.75	11d	1	0.90mi
1104 Bartow Rd Lakeland, FL	1.0–2.0	1.0	760	$1,225	$1.61	24d	1	1.04mi
1233 Honeytree Ln E Lakeland, FL	3.0	2.0	1355	$2,250	$1.66	4d	1	1.05mi
1108 Bartow Rd Lakeland, FL	1.0–2.0	1.0	797	$1,395	$1.75	4d	2	1.05mi
1836 N Crystal Lake Dr #112 Lakeland, FL	3.0	3.0	1482	$2,000	$1.35	24d	1	1.05mi
1836 N Crystal Lake Dr #5 Lakeland, FL	3.0	2.5	1482	$1,695	$1.14	24d	1	1.08mi
1222 E Lemon St Lakeland, FL	3.0	2.0	1168	$1,550	$1.33	15d	1	1.09mi
1211 Jaffa St Lakeland, FL	3.0	2.0	1341	$1,850	$1.38	15d	1	1.15mi
1836 N Crystal Lake Dr Unit 3 Lakeland, FL	2.0	1.5	1158	$1,495	$1.29	15d	1	1.16mi
1216 E Myrtle St Lakeland, FL	3.0	1.0	864	$1,450	$1.68	24d	1	1.20mi
1306 Golconda Rd Lakeland, FL	2.0	1.0	1458	$1,400	$0.96	24d	1	1.23mi
1885 N Crystal Lake Dr Apt 7 Lakeland, FL	2.0	1.5	900	$1,395	$1.55	24d	1	1.29mi
446 Francis Blvd Lakeland, FL	2.0	1.0	1499	$1,150	$0.77	4d	1	1.34mi
821 Hollingsworth Rd Lakeland, FL	2.0	2.0	1238	$2,200	$1.78	20d	1	1.35mi
2415 Idlewild St Lakeland, FL	2.0	1.0	900	$1,300	$1.44	24d	1	1.40mi
1048 Lexington St Lakeland, FL	2.0	2.0	1125	$3,100	$2.76	4d	1	1.44mi
936 E Lime St Lakeland, FL	3.0	2.0	1045	$1,375	$1.32	24d	1	1.46mi
722 S Ingraham Ave Unit 720ING Lakeland, FL	2.0	1.0	900	$1,345	$1.49	15d	1	1.48mi
923 E Lemon St Lakeland, FL	2.0	1.5	962	$1,599	$1.66	24d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $102,500 Active 38 DOM
2. 2026-06-17
   days on market $102,500 Active 37 DOM
3. 2026-06-16
   days on market $102,500 Active 36 DOM
4. 2026-06-15
   days on market $102,500 Active 35 DOM
5. 2026-06-13
   days on market $102,500 Active 33 DOM
6. 2026-06-10
   days on market $102,500 Active 30 DOM
7. 2026-06-09
   days on market $102,500 Active 29 DOM
8. 2026-06-08
   days on market $102,500 Active 28 DOM
9. 2026-06-07
   days on market $102,500 Active 27 DOM
10. 2026-06-05
    days on market $102,500 Active 24 DOM
11. 2026-06-03
    days on market $102,500 Active 23 DOM
12. 2026-06-03
    days on market $102,500 Active 22 DOM
13. 2026-06-01
    remarks 552-char remark
14. 2026-05-31
    days on market $102,500 Active 21 DOM
15. 2026-05-10
    listed $102,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,250
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$2,982
• Taxable income: $6,237
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $6,000/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.

Condition & rehab AI · 19 photos

Good 75/100 Cosmetic rehab

This well-maintained 2019 manufactured home offers a functional open layout with comfortable living spaces and generously sized bedrooms. The home is in good condition with some minor cosmetic updates needed to maximize its resale and rental value.

Value-add opportunities

• Both Painting interior walls and ceilings — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's curb appeal and attract potential buyers.
• Both Replace outdated light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics.
• Resale Replace countertops and backsplash — New countertops and backsplash can significantly enhance the kitchen's appearance and functionality.
• Resale Replace flooring — New flooring can improve the home's appearance and increase its value.
• Resale Replace appliances — Upgrading to newer, energy-efficient appliances can improve the home's energy efficiency and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls and ceilings — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's curb appeal and attract potential buyers. ↑
• Both Replace outdated light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics. ↑
• Resale Replace countertops and backsplash — New countertops and backsplash can significantly enhance the kitchen's appearance and functionality. ↑
• Resale Replace flooring — New flooring can improve the home's appearance and increase its value. ↑
• Resale Replace appliances — Upgrading to newer, energy-efficient appliances can improve the home's energy efficiency and appeal to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Crystal Lake, FL
• 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

1 event — show timeline

• 2026-05-10 Listed $102,500 Stellar MLS as Distributed by MLS Grid