3000 US HWY 17/92 W LOT #658 Plan · Haines City, FL 33844

$157,995

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 36 Days on market

Good condition

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

New home with Waterview!! Experience modern living in this beautifully designed 2-bedroom 2-bathroom manufactured home featuring a modern open layout with vinyl flooring throughout. The contemporary kitchen offers additional storage space, stainless-steel finishes that add a stylish, modern touch, island bar great for entertaining guest. Natural lighting throughout! Located inside a welcoming 55+ community, this home is perfect for comfortable living. EHO Images are artist renderings for illustrative purposes only. Actual property may differ in size, layout, materials, and finishes.

Key facts

• Contemporary kitchen
• Vinyl flooring
• Modern open layout

Tags

• MODERN OPEN LAYOUT
• VINYL FLOORING
• CONTEMPORARY KITCHEN
• ADDITIONAL STORAGE SPACE
• STAINLESS-STEEL FINISHES
• ISLAND BAR

Property features AI

Finance

• Other: Status: Active; Plan name: 3000 US HWY 17/92 W LOT #658
• Financial info: List price $157,995

Exterior

• Home design: Plan inventory (new construction plan)
• Exterior features: Address: 3000 US HWY 17/92 W Lot #658, Haines City, FL 33844

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area of 1248

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, 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 (+1.2%/yr); 1333 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% of the median local income ($64k/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 $5k 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 36 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,255 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,929
• Equity at exit: $23,558

10-year hold

• IRR: 4.5%
• Equity multiple: 1.30×
• Total profit: $13,389
• Equity at exit: $13,661

Cash invested: $44,239 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$197 /mo · $2,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $377

Break-even live

Break-even rent $1,382

Max offer price $157,995

Occupancy floor 75%

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: $39,499
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 US Highway 17 92 W Haines City, FL	2.0	2.0	1248	$1,800	$1.44	3d	1	0.01mi
6004 Bimini Ave Haines City, FL	3.0	2.0	1480	$1,750	$1.18	23d	1	0.72mi
3707 Eisel Way Haines City, FL	3.0	2.0	1407	$2,065	$1.47	14d	1	0.85mi

Listing history 13 events

1. 2026-06-18
   days on market $157,995 Active 36 DOM
2. 2026-06-17
   days on market $157,995 Active 35 DOM
3. 2026-06-16
   days on market $157,995 Active 34 DOM
4. 2026-06-15
   days on market $157,995 Active 33 DOM
5. 2026-06-13
   days on market $157,995 Active 31 DOM
6. 2026-06-10
   days on market $157,995 Active 28 DOM
7. 2026-06-09
   days on market $157,995 Active 27 DOM
8. 2026-06-08
   days on market $157,995 Active 26 DOM
9. 2026-06-07
   days on market $157,995 Active 25 DOM
10. 2026-06-05
    days on market $157,995 Active 22 DOM
11. 2026-06-03
    days on market $157,995 Active 20 DOM
12. 2026-06-01
    days on market $157,995 Active 19 DOM
13. 2026-05-31
    days on market $157,995 Active 18 DOM

ⓘ 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: $22,315
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$4,596
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $4,013/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 · 4 photos

Good 80/100 Cosmetic rehab

This modern manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace vinyl flooring with hardwood — Improves aesthetics and adds value
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace vinyl flooring with hardwood — Improves aesthetics and adds value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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