401 Tivoli Park Dr · Four Corners, FL 33897

$178,900

2 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 48 Days on market

Built 1985 8,995 sqft lot $70/mo HOA · 4% 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Under contract-accepting backup offers. Welcome to 401 Tivoli Park Drive, ideally positioned on an oversized corner lot directly across from the main clubhouse in the desirable Polo Park West 55+ golf community. This well-maintained 2-bedroom, 2-bath manufactured home offers an open and functional layout designed for comfortable everyday living. The front living area has been refreshed with brand new carpet and fresh paint, creating a bright and inviting space as you enter. The open floor plan flows seamlessly into the dining and kitchen areas, making it perfect for both relaxing and entertaining. Both bedrooms are generously sized, and the home offers ample storage throughout. Enjoy the co

Key facts

• Oversized corner lot
• Main clubhouse
• Community amenities

Tags

• OVERSIZED CORNER LOT
• MAIN CLUBHOUSE
• COMMUNITY AMENITIES
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Total acreage less than 1/4 acre (approx. 0.21 acres); Lot dimensions approximately 84 x 100; Living area reported as 1430 square feet
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $70); Quarterly association fee $210; Association amenities: Clubhouse, Fitness Center, Golf Course, Pool, Recreation Facilities, Shuffleboard Court, Tennis Courts; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Residential manufactured home (double wide); Single-story; East-facing; Crawlspace foundation
• Construction: Vinyl siding; Membrane roof; Double wide body type
• Exterior features: Fire pit; Exterior lighting; Storage; Cleared, corner lot near golf course; Oversized lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; 6 total rooms
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools F, 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.
• 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 24d 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 32% 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 $147 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 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $179k implies a 214% 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; major 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 $173,533 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.06% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.9

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: 2.2%
• Equity multiple: 1.10×
• Total profit: $4,951
• Equity at exit: $46,565

10-year hold

• IRR: 6.0%
• Equity multiple: 1.55×
• Total profit: $27,494
• Equity at exit: $51,840

Cash invested: $50,092 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$938
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$75
• HOA: −$70
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $327

Break-even live

Break-even rent $1,483

Max offer price $178,900

Occupancy floor 78%

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	0.19mi
511 Coconut Palm Way Davenport, FL	3.0	2.0	1811	$1,700	$0.94	14d	1	0.22mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	14d	1	0.23mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	3d	1	0.27mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	0.29mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	0.29mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	0.29mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	3d	1	0.33mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,097	$2.05	14d	21	0.35mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	3d	1	0.39mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	0.39mi
722 Washington Palm Loop Davenport, FL	3.0	2.5	1811	$1,550	$0.86	23d	1	0.41mi
406 Washington Palm Loop Davenport, FL	3.0	2.0	1764	$1,525	$0.86	14d	1	0.44mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$2,448	$1.81	14d	83	0.46mi
218 Langford Park Dr Davenport, FL	3.0	2.0	1479	$2,100	$1.42	23d	1	0.50mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	23d	1	0.69mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	3d	15	0.79mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,746	$1.65	3d	22	0.79mi
629 Allison Ave Davenport, FL	3.0	2.0	1524	$2,500	$1.64	23d	1	0.89mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	0.90mi
1009 Lake Davenport Blvd Davenport, FL	3.0	2.0	1630	$2,199	$1.35	14d	1	0.95mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	2d	19	1.01mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	2d	22	1.15mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	23d	1	1.24mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	3d	35	1.25mi
136 Grantham Dr Davenport, FL	3.0	2.0	1799	$1,995	$1.11	3d	1	1.26mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	13d	1	1.26mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	23d	1	1.29mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	1.30mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	1.33mi
1560 Chelsea Dr Davenport, FL	3.0	2.5	1528	$2,100	$1.37	23d	1	1.38mi
206 Scaton Way Davenport, FL	2.0	2.5	1530	$1,750	$1.14	13d	1	1.39mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	23d	1	1.41mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	23d	1	1.41mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	24d	1	1.42mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	23d	1	1.43mi
1536 Mirabella Cir Unit 1536 Davenport, FL	3.0	2.5	1567	$2,100	$1.34	23d	1	1.44mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	1.45mi
1513 Mirabella Cir Davenport, FL	3.0	2.5	1594	$1,950	$1.22	23d	1	1.47mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	23d	1	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-04-26
   price $178,900
3. 2026-04-01
   listed $199,999 Active
4. 1992-05-01
   soldstatus $57,000

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$418/yr (+$35/mo · 39.1%)

ⓘ 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 6/10 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: $22,761
• − Mortgage interest: −$10,021
• − Property taxes: −$1,067
• − Insurance: −$894
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$840
• − Depreciation: −$5,204
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,659/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

• 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

+213.9% since first listed

4 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $178,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 1992-05-01 Sold (Public Records) $57,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,067 · +14.1% YoY. Source: county tax records.