1821 Fruitland Park Cir · Winter Haven, FL 33839

$120,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 216 Days on market

Built 1987 6,180 sqft lot ↓ 20% since listing

---

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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

0.142 acres in Fruitland Park, Eagle Lake. 2BR/1BA furnished manufactured home with shed, newer A/C, and Winter Haven utilities. Recently divided lot—buyer to verify parcel and measurements. New parcel ID:262816542030000240.

Key facts

• Recently divided lot
• 1.14 acres
• Newer a/c

Tags

• 1.14 ACRES
• FURNISHED MANUFACTURED HOME
• NEWER A/C
• WINTER HAVEN UTILITIES
• RECENTLY DIVIDED LOT

Property features AI

Finance

• Other: Lot approximately 0.14 acres (75 x 82); Living area reported as 728 square feet
• Financial info: No lease restrictions indicated; Furnished

Exterior

• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Sewer connected; Paved road access
• Home design: Manufactured home (double wide); Single-story; North-facing entry
• Construction: Metal frame construction; Metal roof; Concrete perimeter foundation; Built on a concrete perimeter foundation
• Exterior features: Awnings

Interior

• Kitchen: Convection oven; Dishwasher; Freezer; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; 5 total rooms
• Laundry & utility: Washer (included); Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.6% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment C-, 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: 167 active listings in the ZIP; 4 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).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.38×
• Total profit: $12,713
• Equity at exit: $45,700

10-year hold

• IRR: 10.6%
• Equity multiple: 2.40×
• Total profit: $47,059
• Equity at exit: $64,577

Cash invested: $33,600 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 167
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $94

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $177	-5% $136	+0% $94	+5% $53	+10% $11
Rent	-10% $2	-5% $48	+0% $94	+5% $140	+10% $187
Rate	-1.0pp $155	-0.5pp $125	base $94	+0.5pp $63	+1.0pp $32

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Clover Ridge Ct Eagle Lake, FL	1.0–2.0	1.0	764	$1,350	$1.77	4d	4	0.60mi
102 Landings Way Winter Haven, FL	1.0–2.0	1.0–2.0	738	$1,385	$1.88	4d	9	0.76mi
19 W Eagle Ave Unit 5 Eagle Lake, FL	1.0	1.0	576	$850	$1.48	15d	1	0.89mi
11 W Eagle Ave Unit 6 Eagle Lake, FL	1.0	1.0	576	$850	$1.48	15d	1	0.89mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 216 DOM
2. 2026-06-17
   days on market $120,000 Active 215 DOM
3. 2026-06-16
   days on market $120,000 Active 214 DOM
4. 2026-06-15
   days on market $120,000 Active 213 DOM
5. 2026-06-13
   days on market $120,000 Active 211 DOM
6. 2026-06-10
   days on market $120,000 Active 208 DOM
7. 2026-06-09
   days on market $120,000 Active 207 DOM
8. 2026-06-08
   days on market $120,000 Active 206 DOM
9. 2026-06-07
   days on market $120,000 Active 205 DOM
10. 2026-06-05
    days on market $120,000 Active 202 DOM
11. 2026-06-03
    days on market $120,000 Active 200 DOM
12. 2026-06-01
    days on market $120,000 Active 199 DOM
13. 2026-05-31
    days on market $120,000 Active 198 DOM
14. 2026-04-01
    price $120,000
15. 2025-11-14
    listed $150,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 20 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: $14,028
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,491
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,330/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 — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 121,740
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 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: ▲ 1.75%
• Current HPI: 317.0642
• Rent YoY: —
• Metro: —
• 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

-20.0% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $150,000 Stellar MLS as Distributed by MLS Grid