6 Pine Ln · Poinciana, FL 33844

$99,900

2 bd · 2.0 ba · 876 sqft · Manufactured public records · 48 Days on market

Built 1975 3,890 sqft 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 +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy well kept and super clean mobile home MOVE IN READY. * NO HOA * NO LOT FEE * NO AGE RESTRICTION * What a deal! This nice 2 bed 2 bath gem has a lot to offer, and it is ready for new owners. Screened Lanai and front porch, ceiling fans, spacious laundry room storage, carport, and much more. AC unit is well maintained. Expect to be impressed! .

Key facts

• Storage room
• Screened room
• Open layout

Tags

• OPEN LAYOUT
• ENCLOSED FLORIDA ROOM
• SCREENED ROOM
• STORAGE ROOM

Property features AI

Finance

• Other: Homestead property; Lot about 0.09 acres (50 x 78)
• HOA & community: Pets allowed; No HOA association indicated

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Residential double-wide mobile home; Single-story; Home faces north; Crawlspace foundation
• Construction: Metal siding; Metal roof
• Exterior features: Screened porch/patio; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Outdoor laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.3% in Poinciana — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; 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: Sandhill Elementary School (math 21% / reading 37%, grade F, #1,932 of 2,144 statewide, top 91%, 991 students, 55% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-16 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 1333 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 $691 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.03%
• DSCR: 1.94
• GRM: 5.4

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: 11.3%
• Equity multiple: 1.44×
• Total profit: $12,289
• Equity at exit: $14,895

10-year hold

• IRR: 18.8%
• Equity multiple: 2.43×
• Total profit: $40,068
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $490

Break-even live

Break-even rent $908

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $547	-5% $518	+0% $490	+5% $462	+10% $434
Rent	-10% $369	-5% $430	+0% $490	+5% $551	+10% $611
Rate	-1.0pp $540	-0.5pp $516	base $490	+0.5pp $464	+1.0pp $438

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $99,900 Active 48 DOM
2. 2026-06-17
   days on market $99,900 Active 47 DOM
3. 2026-06-16
   days on market $99,900 Active 46 DOM
4. 2026-06-15
   days on market $99,900 Active 45 DOM
5. 2026-06-13
   days on market $99,900 Active 43 DOM
6. 2026-06-10
   days on market $99,900 Active 40 DOM
7. 2026-06-09
   days on market $99,900 Active 39 DOM
8. 2026-06-08
   days on market $99,900 Active 38 DOM
9. 2026-06-07
   days on market $99,900 Active 37 DOM
10. 2026-06-05
    pricedays on market $99,900 Active 34 DOM
11. 2026-06-03
    days on market $100,000 Active 33 DOM
12. 2026-06-03
    days on market $100,000 Active 32 DOM
13. 2026-06-01
    days on market $100,000 Active 31 DOM
14. 2026-05-31
    days on market $100,000 Active 30 DOM
15. 2026-05-18
    price $100,000
16. 2026-05-15
    price $115,000
17. 2026-05-01
    listed $120,000 Active
18. 2024-05-28
    soldstatus $125,000
19. 2024-05-23
    soldstatus $125,000 Closed 377-char remark

    Show marketing remark (377 chars)

    Cozy well kept and super clean mobile home MOVE IN READY. * NO HOA * NO LOT FEE * NO AGE RESTRICTION * What a deal! This nice 2 bed 2 bath gem has a lot to offer, and it is ready for new owners. Screened Lanai and front porch, ceiling fans, spacious laundry room storage, carport, and much more. AC unit is well maintained. Expect to be impressed! .

20. 2024-05-09
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Cozy well kept and super clean mobile home MOVE IN READY. * NO HOA * NO LOT FEE * NO AGE RESTRICTION * What a deal! This nice 2 bed 2 bath gem has a lot to offer, and it is ready for new owners. Screened Lanai and front porch, ceiling fans, spacious laundry room storage, carport, and much more. AC unit is well maintained. Expect to be impressed! .

21. 2024-04-14
    price $130,000 377-char remark

    Show marketing remark (377 chars)

    Cozy well kept and super clean mobile home MOVE IN READY. * NO HOA * NO LOT FEE * NO AGE RESTRICTION * What a deal! This nice 2 bed 2 bath gem has a lot to offer, and it is ready for new owners. Screened Lanai and front porch, ceiling fans, spacious laundry room storage, carport, and much more. AC unit is well maintained. Expect to be impressed! .

22. 2024-04-10
    listed $13,000 Active 377-char remark

    Show marketing remark (377 chars)

    Cozy well kept and super clean mobile home MOVE IN READY. * NO HOA * NO LOT FEE * NO AGE RESTRICTION * What a deal! This nice 2 bed 2 bath gem has a lot to offer, and it is ready for new owners. Screened Lanai and front porch, ceiling fans, spacious laundry room storage, carport, and much more. AC unit is well maintained. Expect to be impressed! .

23. 2021-07-21
    soldstatus $96,500
24. 2021-07-14
    soldstatus $96,500 Closed 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

25. 2021-07-02
    status Pending 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

26. 2021-06-18
    price $99,999 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

27. 2021-06-14
    status Active 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

28. 2021-06-14
    price $105,000 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

29. 2021-06-12
    status Pending 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

30. 2021-06-07
    price $109,000 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

31. 2021-06-03
    listed $110,000 Active 297-char remark

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

32. 2021-06-03
    soldstatus $79,000

    Show marketing remark (297 chars)

    NO HOA * NO AGE RESTRICTIONS * NO LOT FEE * Beautiful well kept and maintained home. MOVE IN READY, 2 bed 2 Bath in the out skirts of Haines Cit. Screened in porch, with ceiling fans. Carport and much more! Spacious laundry room, AC has been maintained every year. Schedule your showing today!

33. 2016-08-03
    soldstatus $52,500
34. 2004-03-09
    soldstatus $49,000
35. 1997-03-27
    soldstatus $34,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $18,345
• − Mortgage interest: −$5,596
• − Property taxes: −$1,825
• − Insurance: −$500
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$2,906
• Taxable income: $4,583
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,782/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 — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 9,757
• 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

Price history

+194.1% since first listed

21 events — show timeline

• 2026-05-18 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-28 Sold (Public Records) $125,000 Public Records
• 2024-05-23 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-14 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Listed $13,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Sold (Public Records) $96,500 Public Records
• 2021-07-14 Sold (MLS) $96,500 Stellar MLS as Distributed by MLS Grid
• 2021-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-18 Price Changed $99,999 Stellar MLS as Distributed by MLS Grid
• 2021-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-14 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-07 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-03 Sold (Public Records) $79,000 Public Records
• 2021-06-03 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-03 Sold (Public Records) $52,500 Public Records
• 2004-03-09 Sold (Public Records) $49,000 Public Records
• 1997-03-27 Sold (Public Records) $34,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $1,825 · +10.8% YoY. Source: county tax records.