475 Pine Loop · Frostproof, FL 33843

$109,000

2 bd · 2.0 ba · 396 sqft · Manufactured public records · 73 Days on market

Built 1996 3,001 sqft lot $206/mo HOA · 18% of rent

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Lily Lake Golf & RV Resort — one of Central Florida’s most desirable 55+ communities offering relaxed, amenity-rich living. This well-maintained mobile home features a functional, easy-flow layout with inviting living spaces, abundant natural light, and a comfortable, move-in-ready feel throughout. The kitchen offers ample cabinetry and opens seamlessly to the main living area, making everyday living and entertaining simple. The home also offers added flexibility with an expanded layout designed to maximize usability. A bonus flex room is currently being utilized as a second bedroom and could easily be converted into a permanent second bedroom with minimal effor

Key facts

• Ample cabinetry
• Expanded layout
• Bonus flex room

Tags

• WELL-MAINTAINED MOBILE HOME
• FUNCTIONAL EASY-FLOW LAYOUT
• ABUNDANT NATURAL LIGHT
• AMPLE CABINETRY
• EXPANDED LAYOUT
• BONUS FLEX ROOM

Property features AI

Finance

• Other: Total annual fees $2,472
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $206; semi-annual fee $1,236); Association name: Donna Cordin; HOA amenities: clubhouse, fitness center, golf course, pool, racquetball, pickleball, shuffleboard, spa/hot tub, storage, laundry, maintenance, recreational facilities, cable TV, trash service; Senior community; Pets allowed

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Manufactured home (single wide); One story; Northeast facing
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as a single wide
• Exterior features: Front porch (screened); Sliding doors; Shed(s); Lot is private, paved, and near a golf course; Located in county, unincorporated area

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; 4 total rooms
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (8.4% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $100k (8.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#456 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: 437 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $23 of equity ($754 loan paydown + $-731 appreciation (-0.7% local appreciation)).
• 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 73 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $74k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $99,852 (8.4% 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 73 days. Have you received any prior offers? Is the seller open to a 8% 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: 1.05% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.68×
• Total profit: $-9,739
• Equity at exit: $28,042

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-1,578
• Equity at exit: $30,947

Cash invested: $30,520 (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 33843

• Home prices YoY: -0.2%
• Active inventory: 437
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$45
• HOA: −$206
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-52

Break-even live

Break-even rent $1,206

Max offer price $99,852

Occupancy floor 100%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $206 · $2,472/yr

Listing history 40 events

1. 2026-06-18
   days on market $109,000 Active 73 DOM
2. 2026-06-17
   days on market $109,000 Active 72 DOM
3. 2026-06-16
   days on market $109,000 Active 71 DOM
4. 2026-06-15
   days on market $109,000 Active 70 DOM
5. 2026-06-13
   days on market $109,000 Active 68 DOM
6. 2026-06-10
   days on market $109,000 Active 65 DOM
7. 2026-06-09
   days on market $109,000 Active 64 DOM
8. 2026-06-08
   days on market $109,000 Active 63 DOM
9. 2026-06-07
   days on market $109,000 Active 62 DOM
10. 2026-06-05
    days on market $109,000 Active 59 DOM
11. 2026-06-03
    days on market $109,000 Active 58 DOM
12. 2026-06-03
    days on market $109,000 Active 57 DOM
13. 2026-06-01
    days on market $109,000 Active 56 DOM
14. 2026-05-31
    days on market $109,000 Active 55 DOM
15. 2026-04-06
    listed $109,000 Active
16. 2026-04-01
    historical
17. 2026-03-02
    price $109,000
18. 2026-02-10
    price $115,000
19. 2026-02-03
    price $115,000
20. 2026-01-02
    price $119,200
21. 2025-11-28
    price $123,500
22. 2025-11-11
    price $123,900
23. 2025-10-02
    price $126,900
24. 2025-06-02
    price $128,900
25. 2025-05-27
    price $129,000
26. 2025-05-19
    price $129,100
27. 2025-05-12
    price $129,200
28. 2025-05-05
    price $129,300
29. 2025-04-28
    price $129,400
30. 2025-03-16
    listed $129,500 Active
31. 2021-01-25
    soldstatus $73,600
32. 2021-01-21
    soldstatus $73,600 Sold
33. 2020-11-26
    status Pending
34. 2020-11-23
    listed $73,500 Active
35. 2015-03-27
    soldstatus $33,500
36. 2014-05-10
    historical
37. 2013-05-10
    listed $49,900 Active
38. 2010-09-22
    listed $54,900
39. 2004-01-12
    soldstatus $53,900
40. 2000-03-30
    soldstatus $49,900

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,688
• − Mortgage interest: −$6,106
• − Property taxes: −$1,558
• − Insurance: −$545
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − HOA: −$2,472
• − Depreciation: −$3,171
• Taxable loss: −$2,354
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $-56/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 — Frostproof

• Score: 69/100
• State rank: #456
• US rank: #8297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,072

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 12% Puerto Rican 9% Cuban 2%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 20%

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: ▼ -0.67%
• Current HPI: 311.1519
• 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

+118.4% since first listed

26 events — show timeline

• 2026-04-06 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $115,000 HAOR as distributed by MLS GRID
• 2026-02-03 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $119,200 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $123,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $123,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $126,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $128,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $129,100 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $129,200 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $129,300 Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $129,400 Stellar MLS as Distributed by MLS Grid
• 2025-03-16 Listed $129,500 Stellar MLS as Distributed by MLS Grid
• 2021-01-25 Sold (Public Records) $73,600 Public Records
• 2021-01-21 Sold (MLS) $73,600 Stellar MLS as Distributed by MLS Grid
• 2020-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-23 Listed $73,500 Stellar MLS as Distributed by MLS Grid
• 2015-03-27 Sold (Public Records) $33,500 Public Records
• 2014-05-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-05-10 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-22 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2004-01-12 Sold (Public Records) $53,900 Public Records
• 2000-03-30 Sold (Public Records) $49,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,558 · +15.6% YoY. Source: county tax records.