300 Royal Troon Loop · Haines City, FL 33837

$139,900

1 bd · 1.0 ba · 504 sqft · Manufactured public records · 159 Days on market

Built 2010 2,892 sqft lot $321/mo HOA · 21% of rent ↓ 7% since listing

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Why this score? — see what drove the D- 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to DEER CREEK RV GOLF & COUNTRY CLUB! Whether you’re looking for a sunny place to winter or a full-time residency, this is the perfect place to call home! This newly renovated FLORIDA GETAWAY is in the highly sought after Osprey Point Community, one of six communities in Deer Creek! If you love resort style living with all the amenities, this premier 55+ fun, active, gated community is the place for you! This turnkey well maintained one bedroom, one bath park model home boasts an open concept living, kitchen & dining room, epoxy countertops, stylish updates & is move in ready! Enjoy the outdoors in the screened in lanai! It’s the perfect spot for

Key facts

• Main clubhouse
• Main pool
• Tiki bar

Tags

• SCREENED IN LANAI
• TWO STORAGE SHEDS
• CASITA WITH A/C
• MAIN CLUBHOUSE
• MAIN POOL
• TIKI BAR

Property features AI

Finance

• Other: Senior community; Pets allowed with restrictions (cats and dogs allowed; breed, number and size limits apply); Lease restrictions in place
• Financial info: Monthly HOA approx. $296 (total monthly fees listed $321 including other fees); Total annual fees listed approximately $3,852
• HOA & community: Community HOA (monthly fee approximately $296); Association amenities include clubhouse, pool, spa/hot tub, sauna, recreation facilities, tennis/pickleball/basketball/shuffleboard courts, golf course access, gated entry, maintenance, storage, laundry, private road, security, and community management; Association approval required; Furnished (per listing)

Exterior

• Parking: Driveway; Golf cart parking
• Security: Gated community; Community security
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Sewer connected; Water connected
• Home design: Manufactured single-wide home; Residential property; One story; West-facing; Completed condition; Entry level on slab foundation
• Construction: Vinyl siding; Membrane roof; Slab foundation; Built (manufactured)
• Exterior features: Enclosed and screened porch/patio; In-ground heated pool with deck; Heated in-ground spa; Shed(s); Landscaped with trees; Level lot; Near golf course; Sidewalks; Paved road; Private maintained road; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Florida room (additional living space)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Built-in features; Ceiling fans; Open floor plan; Window treatments; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% 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: amenities F, commute F, employment 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: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL) — zoned schools average 42% FRL vs 60% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $967 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

• It's been on market 159 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.24×
• Total profit: $-29,850
• Equity at exit: $20,860

10-year hold

• IRR: -32.9%
• Equity multiple: -0.18×
• Total profit: $-46,132
• Equity at exit: $12,096

Cash invested: $39,172 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$734
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$58
• HOA: −$321
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-46

Break-even live

Break-even rent $1,571

Max offer price $131,750

Occupancy floor 98%

Sensitivity live

Price	-10% $33	-5% $-7	+0% $-46	+5% $-86	+10% $-125
Rent	-10% $-166	-5% $-106	+0% $-46	+5% $14	+10% $73
Rate	-1.0pp $24	-0.5pp $-11	base $-46	+0.5pp $-82	+1.0pp $-119

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Deer Creek Blvd Davenport, FL	1.0	1.0	630	$1,399	$2.22	15d	1	0.24mi
5014 Apex Cir Davenport, FL	1.0–2.0	1.0–2.0	904	$1,405	$1.55	4d	24	0.71mi
3020 Base Blvd Davenport, FL	1.0–3.0	1.0–2.0	986	$1,402	$1.42	3d	54	0.84mi
2010 Jennifer Dr Davenport, FL	3.0	1.0–2.0	994	$1,581	$1.59	4d	27	0.87mi
1105 Grassy Lake Dr Davenport, FL	1.0–3.0	1.0–2.0	987	$1,420	$1.44	4d	103	1.21mi

HOA detail

• Monthly dues: $321 · $3,852/yr
• Likely covers: security

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 159 DOM
2. 2026-06-17
   days on market $139,900 Active 158 DOM
3. 2026-06-16
   days on market $139,900 Active 157 DOM
4. 2026-06-15
   days on market $139,900 Active 156 DOM
5. 2026-06-13
   days on market $139,900 Active 154 DOM
6. 2026-06-10
   days on market $139,900 Active 151 DOM
7. 2026-06-09
   days on market $139,900 Active 150 DOM
8. 2026-06-08
   days on market $139,900 Active 149 DOM
9. 2026-06-07
   days on market $139,900 Active 148 DOM
10. 2026-06-05
    days on market $139,900 Active 145 DOM
11. 2026-06-03
    days on market $139,900 Active 143 DOM
12. 2026-06-01
    days on market $139,900 Active 142 DOM
13. 2026-05-31
    days on market $139,900 Active 141 DOM
14. 2026-02-26
    price $139,900
15. 2026-01-10
    listed $149,900 Active

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $1,539 · $128/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $18,153
• − Mortgage interest: −$7,837
• − Property taxes: −$1,539
• − Insurance: −$700
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$3,852
• − Depreciation: −$4,070
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $106/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 — 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

• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 2%

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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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

-6.7% since first listed

2 events — show timeline

• 2026-02-26 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Listed $149,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.0%/yr

Latest (2025): $1,539 · +13.9% YoY. Source: county tax records.