68 Ann Way E Unit ANN068 · Eagle Lake, FL 33880

$4,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 711 Days on market

Built 2024

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2024
• Listed 711 days

Property features AI

Finance

• Other: Plan name 90728; Last modified: 2026-03-25T21:30:44.471Z
• Financial info: List price: 4400

Exterior

• Utilities: Electric heating; Central air conditioning
• Home design: Spec inventory type; Active listing
• Exterior features: Address: 68 Ann Way E Unit ANN068, Winter Haven, FL 33880

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living area of 672

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $5k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 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 (+2.5%/yr); 341 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $34 of loan paydown is wiped out by about $147 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 + 2.5% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 711 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Recommended offer $4,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 711 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 23.32% ✓
• Cap rate: 219.03%
• Cash-on-cash: 759.79%
• DSCR: 34.81
• GRM: 0.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 40.32×
• Total profit: $53,945
• Equity at exit: $731

10-year hold

• IRR: —
• Equity multiple: 85.42×
• Total profit: $115,827
• Equity at exit: $424

Cash invested: $1,372 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $74/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $869

Break-even live

Break-even rent $43

Max offer price $4,900

Occupancy floor 19%

Sensitivity live

Price	-10% $872	-5% $870	+0% $869	+5% $867	+10% $865
Rent	-10% $778	-5% $824	+0% $869	+5% $914	+10% $959
Rate	-1.0pp $871	-0.5pp $870	base $869	+0.5pp $867	+1.0pp $866

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: $1,225
• Closing costs: $147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Lake Millsite Rd #8 Bartow, FL	1.0	1.0	600	$1,000	$1.67	24d	1	1.10mi
19 W Eagle Ave Unit 5 Eagle Lake, FL	1.0	1.0	576	$850	$1.48	15d	1	1.48mi
11 W Eagle Ave Unit 6 Eagle Lake, FL	1.0	1.0	576	$850	$1.48	15d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $4,900 Active 711 DOM
2. 2026-06-17
   days on market $4,900 Active 710 DOM
3. 2026-06-16
   days on market $4,900 Active 709 DOM
4. 2026-06-15
   days on market $4,900 Active 708 DOM
5. 2026-06-13
   days on market $4,900 Active 706 DOM
6. 2026-06-10
   days on market $4,900 Active 703 DOM
7. 2026-06-09
   days on market $4,900 Active 702 DOM
8. 2026-06-08
   days on market $4,900 Active 701 DOM
9. 2026-06-07
   days on market $4,900 Active 700 DOM
10. 2026-06-05
    days on market $4,900 Active 697 DOM
11. 2026-06-03
    days on market $4,900 Active 695 DOM
12. 2026-06-01
    pricedays on market $4,900 Active 694 DOM
13. 2026-05-31
    days on market $4,400 Active 693 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: $13,710
• − Mortgage interest: −$274
• − Property taxes: −$74
• − Insurance: −$24
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$143
• Taxable income: $11,001
• Est. tax owed @ 24.0%: −$2,640
• After-tax cash flow: $7,784/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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: 4,397
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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