6356 Beechwood Ave · Dundee, FL 33898

$75,000

2 bd · 1.5 ba · 1,288 sqft · Manufactured public records · 54 Days on market

Built 1968 4,330 sqft lot $180/mo HOA · 12% of rent

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

Key facts

• 4,330 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Association contact: Mary Marsillet; Total monthly HOA fees $180 ($2,160 annually)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $180) — buyer approval required; HOA covers cable TV, pool, internet, grounds maintenance, private road, sewer, water, and escrow reserves; Community features include clubhouse, pool, deed restrictions, golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available; Phone available
• Home design: Residential mobile home (single wide); One story; West-facing
• Construction: Vinyl siding and frame construction; Roof over; Crawlspace foundation; Built as single wide
• Exterior features: Covered front porch; Exterior lighting; Private mailbox; Landscaped yard; Level, paved lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air; Mini-split unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat
• Laundry & utility: Washer; Dryer; Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment 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.
• Zoned schools: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 500 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.07% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.76%
• DSCR: 2.41
• GRM: 4.0

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $23,362
• Equity at exit: $11,183

10-year hold

• IRR: 34.4%
• Equity multiple: 4.16×
• Total profit: $66,400
• Equity at exit: $6,485

Cash invested: $21,000 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 500
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$31
• HOA: −$180
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $556

Break-even live

Break-even rent $850

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Gordon Ave Waverly, FL	2.0	1.0	936	$1,500	$1.60	23d	1	1.30mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-01
   statusdays on market $75,000 Pending 54 DOM
2. 2026-05-31
   days on market $75,000 Active 53 DOM
3. 2026-04-08
   listed $75,000 Active
4. 2025-09-03
   historical
5. 2025-03-05
   listed $115,000 Active
6. 2025-02-11
   soldstatus $65,000
7. 2025-01-30
   soldstatus $65,000 Closed 890-char remark

   Show marketing remark (890 chars)

   Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

8. 2025-01-16
   status Pending 890-char remark

   Show marketing remark (890 chars)

   Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

9. 2025-01-15
   price $70,000 890-char remark

   Show marketing remark (890 chars)

   Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

10. 2025-01-06
    price $80,000 890-char remark

    Show marketing remark (890 chars)

    Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

11. 2024-12-09
    price $85,500 890-char remark

    Show marketing remark (890 chars)

    Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

12. 2024-11-20
    price $90,000 890-char remark

    Show marketing remark (890 chars)

    Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

13. 2024-11-04
    listed $95,000 Active 890-char remark

    Show marketing remark (890 chars)

    Welcome to your 2 bedroom 1.5 bathroom fully furnished home located in the 55+ community of Twin Fountains! The community provides a clubhouse, swimming pool, and shuffleboard courts! The home features a cozy front porch, the perfect spot for your morning coffee. Inside you'll find a spacious living area with carpeted flooring. The kitchen provides plenty of cabinet and countertop space, as well as a large island for additional seating. The dining room is adjacent to the kitchen and provides plenty of natural light. The two bedrooms share the hall bathroom which has a new toilet, single sink vanity, and a tub/shower combo. Additionally, off the the main living area you'll find the indoor laundry room with washer and dryer that convey and the half bath. The home also features a large utility/storage room that would make the perfect work shop. Schedule your private showing today!

14. 1994-12-21
    soldstatus $10,200

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,639
• − Mortgage interest: −$4,201
• − Property taxes: −$801
• − Insurance: −$375
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$2,160
• − Depreciation: −$2,182
• Taxable income: $5,938
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,244/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 5,431
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

+635.3% since first listed

12 events — show timeline

• 2026-04-08 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-05 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Sold (Public Records) $65,000 Public Records
• 2025-01-30 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-06 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-09 Price Changed $85,500 Stellar MLS as Distributed by MLS Grid
• 2024-11-20 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 1994-12-21 Sold (Public Records) $10,200 Public Records

Property tax history

+26.6%/yr

Latest (2025): $801 · +20.3% YoY. Source: county tax records.