8921 Hammock Loop · Polk City, FL 33868

$63,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 22 Days on market

Built 1990 1.00 ac lot

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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
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living with lots of room to play. Above ground pool and fenced yard over an acre. Well-maintained mobile home w/ walkway, gazebo, worksheds, and landscaping.

Key facts

• 1 acre lot
• Endless potential
• Conveniently located

Tags

• 1 ACRE LOT
• ENDLESS POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot approximately 1 acre (approx. dimensions 145 x 260, paved road); Living area approximately 840 (public records)
• Financial info: Lease restrictions apply
• HOA & community: No HOA/association; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Manufactured home (Double wide); Single-story; Faces west; Entry level: 1
• Construction: Other construction materials; Other roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Sidewalk; Shed(s)

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No interior features listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#501 in FL) — 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: 422 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,055 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.38% ✓
• Cap rate: 19.36%
• Cash-on-cash: 46.68%
• DSCR: 3.08
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.0%
• Equity multiple: 2.90×
• Total profit: $33,553
• Equity at exit: $9,394

10-year hold

• IRR: 50.0%
• Equity multiple: 5.86×
• Total profit: $85,735
• Equity at exit: $5,447

Cash invested: $17,640 (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 33868

• Home prices YoY: -9.3%
• Active inventory: 422
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $686

Break-even live

Break-even rent $629

Max offer price $63,000

Occupancy floor 49%

Sensitivity live

Price	-10% $722	-5% $704	+0% $686	+5% $668	+10% $650
Rent	-10% $568	-5% $627	+0% $686	+5% $745	+10% $804
Rate	-1.0pp $718	-0.5pp $702	base $686	+0.5pp $670	+1.0pp $653

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   price $63,000
3. 2026-05-06
   status Active
4. 2026-03-27
   status Pending
5. 2026-03-13
   listed $70,000 Active
6. 2005-10-04
   soldstatus $73,000
7. 2005-08-31
   historical
8. 2005-07-08
   listed $78,000
9. 2005-05-10
   soldstatus $59,900
10. 2005-05-03
    soldstatus $59,900 165-char remark

    Show marketing remark (165 chars)

    Country living with lots of room to play. Above ground pool and fenced yard over an acre. Well-maintained mobile home w/ walkway, gazebo, worksheds, and landscaping.

11. 2005-01-26
    listed $59,900 165-char remark

    Show marketing remark (165 chars)

    Country living with lots of room to play. Above ground pool and fenced yard over an acre. Well-maintained mobile home w/ walkway, gazebo, worksheds, and landscaping.

12. 1991-06-01
    soldstatus $9,500

ⓘ 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: $1,679 · $140/mo
• Projected year-2 tax: $1,679 · $140/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 6/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,965
• − Mortgage interest: −$3,529
• − Property taxes: −$1,679
• − Insurance: −$315
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$1,833
• Taxable income: $7,735
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,378/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 — Polk City

• Score: 68/100
• State rank: #501
• US rank: #9243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,676

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 14% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 11% Dominican 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 17% 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: ▼ -33.52%
• Current HPI: 325.6917
• 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

+563.2% since first listed

12 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $63,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-04 Sold (Public Records) $73,000 Public Records
• 2005-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-07-08 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-10 Sold (Public Records) $59,900 Public Records
• 2005-05-03 Sold (MLS) $59,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-26 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1991-06-01 Sold (Public Records) $9,500 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,679 · +10.5% YoY. Source: county tax records.