1616 Terry Rd · Combee Settlement, FL 33801

$149,900

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 1 Days on market

Built 1968 0.43 ac lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AMAZING OPPORTUNITY WITH OWNER FINANCING AVAILABLE! Check out this 3BR/2BA home sitting on a 0.43-acre lot in Lakeland with NO HOA/CDD. Featuring 1,272 sq. ft. of living space, an inside laundry room, and a metal roof, this property stands out opening up a world of possibilities for investors or business owners. The seller is highly motivated, offering closing cost assistance and owner-financing options. Selling strictly AS-IS. Schedule a tour today and explore the potential!

Key facts

• 0.43 acre lot
• Built 1968

Property features AI

Finance

• Other: Property type: Residential mobile home; Zoning: MFG.; Unfurnished
• HOA & community: No association

Exterior

• Utilities: Public water; Septic tank; Electricity connected
• Home design: Residential mobile home (double wide); One story; Faces southeast
• Construction: Metal frame with metal siding; Metal roof; Crawlspace foundation; Built as a manufactured double wide
• Exterior features: Paved road access; Lot dimensions approximately 44 x 124; Lot size about 0.43 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window cooling unit(s)
• Interior features: Window treatments; Awning(s)
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, 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 (+1.1%/yr); 253 active listings in the ZIP; 7 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 42% 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 $1k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.8

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $30
• Equity at exit: $22,351

10-year hold

• IRR: 7.6%
• Equity multiple: 1.52×
• Total profit: $21,945
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$786
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $437

Break-even live

Break-even rent $1,294

Max offer price $149,900

Occupancy floor 71%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 Doyle Cir Lakeland, FL	3.0	2.0	1295	$1,795	$1.39	23d	1	0.22mi
1602 Leslie Dr Lakeland, FL	3.0	2.0	1640	$2,250	$1.37	10d	1	0.31mi
2415 Idlewild St Lakeland, FL	2.0	1.0	900	$1,300	$1.44	23d	1	0.44mi
1452 Ridge Lake Ct Lakeland, FL	2.0	1.5	960	$1,700	$1.77	21d	1	0.51mi
2400 Timbercreek Loop W Lakeland, FL	4.0	2.0	1108	$1,910	$1.72	23d	1	1.08mi
635 Meridian Ave Lakeland, FL	3.0	2.0	1206	$1,750	$1.45	3d	1	1.23mi
2155 Lone Oak Ln Lakeland, FL	3.0	2.0	1486	$2,100	$1.41	23d	1	1.39mi

Listing history 2 events

1. 2026-06-17
   remarks 480-char remark
2. 2026-06-17
   listed $149,900 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: $2,081 · $173/mo
• Projected year-2 tax: $2,081 · $173/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,168
• − Mortgage interest: −$8,397
• − Property taxes: −$2,081
• − Insurance: −$750
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,361
• Taxable income: $3,033
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $4,521/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 — Combee Settlement

• Score: 69/100
• State rank: #476
• US rank: #8672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Combee Settlement, FL
• County: Polk County · 740,051 people
• 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

-0.1% since first listed

12 events — show timeline

• 2026-06-17 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-09-25 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-22 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Listed $150,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.4%/yr

Latest (2025): $2,081 · +6.5% YoY. Source: county tax records.