95 Parson Dr · Winter Haven, FL 33884

$115,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 321 Days on market

Built 1984 5,001 sqft lot $281/mo HOA · 14% of rent

---

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
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 in gated community of Orange Manor is located on a corner lot. Home has been well cared for and comes furnished. Home has a bonus room that is currently being used as an office but could be used as the third bedroom! Kitchen has been redone with Corian counter tops and wood cabinets with built-in desk. All appliances stay including side-by-side refrigerator, smooth top stove, and mounted microwave along with washer and dryer. Master bath has dual sinks and garden tub. New roof over 2005. Drywall in living/dining area 2005. New hot water heater 2015. Glass windows in Florida Room on the front of the home. Large shed attached with wood working shop. Amenities include heated pool, shuffleboard, horse shoes and 9-hole mini golf. Large club house with many activities! Near Legoland. Close to downtown Winter Haven with convenience to shopping, restaurants and medical facilities. Share included in price of home. Convenient access to Orlando or Tampa. Call today to view!!

Key facts

• Metal roof
• Outside storage
• Carport

Tags

• METAL ROOF
• VINYL SIDING
• CARPORT
• OUTSIDE STORAGE
• CORNER LOT
• SPACIOUS LIVING DINING ROOM

Property features AI

Finance

• Other: Lot about 0.11 acre (0 to less than 1/4 acre)
• HOA & community: HOA required (monthly fee $281.50) with clubhouse and pool; Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured double-wide home; Single-story; North-facing; Residential property
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Awnings; Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Split-bedroom floor plan; 6 total rooms
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (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: Rents rising (+1.9%/yr); 680 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% of the median local income ($70k/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 $795 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.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $51k; list at $115k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-12,059
• Equity at exit: $17,147

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-6,842
• Equity at exit: $9,943

Cash invested: $32,200 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 680
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$603
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$281
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $131

Break-even live

Break-even rent $1,859

Max offer price $115,000

Occupancy floor 89%

Sensitivity live

Price	-10% $196	-5% $164	+0% $131	+5% $99	+10% $66
Rent	-10% $-29	-5% $51	+0% $131	+5% $211	+10% $291
Rate	-1.0pp $189	-0.5pp $160	base $131	+0.5pp $101	+1.0pp $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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3889 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$2,000	$1.35	24d	1	0.62mi
3916 Giorgio Dr Winter Haven, FL	3.0	2.0	1280	$1,695	$1.32	4d	1	0.65mi
3912 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	22d	1	0.65mi
4981 Kaia Ave Winter Haven, FL	3.0	2.0	1269	$1,875	$1.48	20d	1	0.67mi
4973 Kaia Ave Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	4d	1	0.67mi
670 Eagle Landing Blvd Winter Haven, FL	3.0	2.0	1480	$1,999	$1.35	4d	1	0.87mi
3063 Laurel Oak Ln Winter Haven, FL	3.0	2.0	1269	$1,695	$1.34	15d	1	1.06mi
3063 Laurel Oak Ln Winter Haven, FL	3.0	2.0	1269	$1,695	$1.34	24d	1	1.06mi
1734 Carnostie Rd Winter Haven, FL	3.0	2.0	1418	$2,050	$1.45	24d	1	1.22mi

HOA detail

• Monthly dues: $281 · $3,372/yr
• Likely covers: waterpoolsecurity

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 321 DOM
2. 2026-06-17
   days on market $115,000 Active 320 DOM
3. 2026-06-16
   days on market $115,000 Active 319 DOM
4. 2026-06-15
   days on market $115,000 Active 318 DOM
5. 2026-06-13
   days on market $115,000 Active 316 DOM
6. 2026-06-10
   days on market $115,000 Active 313 DOM
7. 2026-06-09
   days on market $115,000 Active 312 DOM
8. 2026-06-08
   days on market $115,000 Active 311 DOM
9. 2026-06-07
   days on market $115,000 Active 310 DOM
10. 2026-06-05
    days on market $115,000 Active 307 DOM
11. 2026-06-03
    days on market $115,000 Active 305 DOM
12. 2026-06-01
    days on market $115,000 Active 304 DOM
13. 2026-05-31
    days on market $115,000 Active 303 DOM
14. 2025-08-01
    listed $115,000 Active
15. 2025-05-21
    historical
16. 2025-02-10
    price $120,000
17. 2024-12-10
    price $130,000
18. 2024-11-21
    listed $135,000 Active
19. 2015-12-17
    soldstatus $51,000 Sold 983-char remark

    Show marketing remark (983 chars)

    3/2 in gated community of Orange Manor is located on a corner lot. Home has been well cared for and comes furnished. Home has a bonus room that is currently being used as an office but could be used as the third bedroom! Kitchen has been redone with Corian counter tops and wood cabinets with built-in desk. All appliances stay including side-by-side refrigerator, smooth top stove, and mounted microwave along with washer and dryer. Master bath has dual sinks and garden tub. New roof over 2005. Drywall in living/dining area 2005. New hot water heater 2015. Glass windows in Florida Room on the front of the home. Large shed attached with wood working shop. Amenities include heated pool, shuffleboard, horse shoes and 9-hole mini golf. Large club house with many activities! Near Legoland. Close to downtown Winter Haven with convenience to shopping, restaurants and medical facilities. Share included in price of home. Convenient access to Orlando or Tampa. Call today to view!!

20. 2015-12-03
    status Pending 983-char remark

    Show marketing remark (983 chars)

    3/2 in gated community of Orange Manor is located on a corner lot. Home has been well cared for and comes furnished. Home has a bonus room that is currently being used as an office but could be used as the third bedroom! Kitchen has been redone with Corian counter tops and wood cabinets with built-in desk. All appliances stay including side-by-side refrigerator, smooth top stove, and mounted microwave along with washer and dryer. Master bath has dual sinks and garden tub. New roof over 2005. Drywall in living/dining area 2005. New hot water heater 2015. Glass windows in Florida Room on the front of the home. Large shed attached with wood working shop. Amenities include heated pool, shuffleboard, horse shoes and 9-hole mini golf. Large club house with many activities! Near Legoland. Close to downtown Winter Haven with convenience to shopping, restaurants and medical facilities. Share included in price of home. Convenient access to Orlando or Tampa. Call today to view!!

21. 2015-12-01
    historical 983-char remark

    Show marketing remark (983 chars)

    3/2 in gated community of Orange Manor is located on a corner lot. Home has been well cared for and comes furnished. Home has a bonus room that is currently being used as an office but could be used as the third bedroom! Kitchen has been redone with Corian counter tops and wood cabinets with built-in desk. All appliances stay including side-by-side refrigerator, smooth top stove, and mounted microwave along with washer and dryer. Master bath has dual sinks and garden tub. New roof over 2005. Drywall in living/dining area 2005. New hot water heater 2015. Glass windows in Florida Room on the front of the home. Large shed attached with wood working shop. Amenities include heated pool, shuffleboard, horse shoes and 9-hole mini golf. Large club house with many activities! Near Legoland. Close to downtown Winter Haven with convenience to shopping, restaurants and medical facilities. Share included in price of home. Convenient access to Orlando or Tampa. Call today to view!!

22. 2015-11-24
    status Pending 983-char remark

    Show marketing remark (983 chars)

    3/2 in gated community of Orange Manor is located on a corner lot. Home has been well cared for and comes furnished. Home has a bonus room that is currently being used as an office but could be used as the third bedroom! Kitchen has been redone with Corian counter tops and wood cabinets with built-in desk. All appliances stay including side-by-side refrigerator, smooth top stove, and mounted microwave along with washer and dryer. Master bath has dual sinks and garden tub. New roof over 2005. Drywall in living/dining area 2005. New hot water heater 2015. Glass windows in Florida Room on the front of the home. Large shed attached with wood working shop. Amenities include heated pool, shuffleboard, horse shoes and 9-hole mini golf. Large club house with many activities! Near Legoland. Close to downtown Winter Haven with convenience to shopping, restaurants and medical facilities. Share included in price of home. Convenient access to Orlando or Tampa. Call today to view!!

23. 2015-11-14
    listed $55,000 Active 983-char remark

    Show marketing remark (983 chars)

    3/2 in gated community of Orange Manor is located on a corner lot. Home has been well cared for and comes furnished. Home has a bonus room that is currently being used as an office but could be used as the third bedroom! Kitchen has been redone with Corian counter tops and wood cabinets with built-in desk. All appliances stay including side-by-side refrigerator, smooth top stove, and mounted microwave along with washer and dryer. Master bath has dual sinks and garden tub. New roof over 2005. Drywall in living/dining area 2005. New hot water heater 2015. Glass windows in Florida Room on the front of the home. Large shed attached with wood working shop. Amenities include heated pool, shuffleboard, horse shoes and 9-hole mini golf. Large club house with many activities! Near Legoland. Close to downtown Winter Haven with convenience to shopping, restaurants and medical facilities. Share included in price of home. Convenient access to Orlando or Tampa. Call today to view!!

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,322 · $110/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,301
• − Mortgage interest: −$6,442
• − Property taxes: −$1,322
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$3,372
• − Depreciation: −$3,345
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,516/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

• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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

+109.1% since first listed

10 events — show timeline

• 2025-08-01 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-17 Sold (MLS) $51,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-11-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-11-14 Listed $55,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $1,322 · +10.2% YoY. Source: county tax records.