124 W Main St · Dundee, FL 33838

$90,000

4 bd · 2.0 ba · 1,680 sqft · Other · 37 Days on market

Built 1998 Good condition

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

MOBILE HOME IN GREAT LOT OUTSIDE OF RESIDENTIAL PARK BRAND NEW METAL ROOF Great to live in or as investment property A/C in mint condition 4 beds / 2 full bathrooms Separate studio with private entrance, bathroom, and kitchen Access to all residential park amenities (clubhouse, pool, etc)

Key facts

• Access to amenities
• Private entrance
• Separate studio

Tags

• BRAND NEW METAL ROOF
• SEPARATE STUDIO
• PRIVATE ENTRANCE
• ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (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+, schools D, amenities 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: 149 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.13%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 5.39×
• Total profit: $110,752
• Equity at exit: $81,079

10-year hold

• IRR: 53.9%
• Equity multiple: 12.02×
• Total profit: $277,681
• Equity at exit: $174,850

Cash invested: $25,200 (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 33838

• Home prices YoY: 17.6%
• Active inventory: 149
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $969

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 47%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Lime Ave Dundee, FL	3.0	3.0	1694	$2,400	$1.42	23d	1	0.34mi
702 Lemon Ave Dundee, FL	3.0	2.0	1198	$1,800	$1.50	14d	1	0.48mi
217 Betty Ave S Dundee, FL	3.0	2.0	1150	$1,650	$1.43	23d	1	0.51mi
1207 Coda Ct Dundee, FL	3.0	2.0	2040	$1,795	$0.88	14d	1	1.13mi
1378 Legatto Loop Dundee, FL	3.0	2.0	1397	$1,850	$1.32	3d	1	1.25mi
443 Sandestin Dr Winter Haven, FL	3.0	2.0	2136	$2,039	$0.95	3d	1	1.32mi
2912 poppy ave, Lake Hamilton, FL	3.0	2.0	1401	$1,925	$1.37	23d	1	1.46mi
1709 Hill Top Dr Dundee, FL	4.0	3.0	2072	$2,160	$1.04	3d	1	1.47mi
612 Turnberry Ct Winter Haven, FL	3.0	2.0	1578	$1,695	$1.07	23d	1	1.48mi
1716 Canaan Loop Dundee, FL	5.0	3.0	1984	$2,285	$1.15	23d	1	1.49mi
391 Sol Vista Dr Dundee, FL	3.0	2.5	1768	$1,950	$1.10	23d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 37 DOM
2. 2026-06-17
   days on market $90,000 Active 36 DOM
3. 2026-06-16
   days on market $90,000 Active 35 DOM
4. 2026-06-15
   days on market $90,000 Active 34 DOM
5. 2026-06-13
   days on market $90,000 Active 32 DOM
6. 2026-06-10
   days on market $90,000 Active 29 DOM
7. 2026-06-09
   days on market $90,000 Active 28 DOM
8. 2026-06-08
   days on market $90,000 Active 27 DOM
9. 2026-06-07
   days on market $90,000 Active 26 DOM
10. 2026-06-05
    days on market $90,000 Active 23 DOM
11. 2026-06-03
    days on market $90,000 Active 21 DOM
12. 2026-06-01
    days on market $90,000 Active 20 DOM
13. 2026-05-31
    days on market $90,000 Active 19 DOM
14. 2026-05-12
    listed $90,000 Active

ⓘ 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: $24,164
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$2,618
• Taxable income: $10,838
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $9,025/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a new metal roof and a well-maintained exterior. It offers a separate studio with private access and amenities, making it a great investment property. Simple updates to landscaping and painting can significantly increase its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Painting interior and exterior — Fresh paint can make the home look more appealing and increase its value.
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting interior and exterior — Fresh paint can make the home look more appealing and increase its value. ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Dundee, FL
• City population: 5,431
• Population (ZIP): 5,431

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 0.63)
• Race & ethnicity: Hispanic / Latino 50% White 30% Black 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 14% Puerto Rican 19% Dominican 6%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada, Guatemala
• Languages at home: 53% English-only · Spanish 47%

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: ▲ 54.34%
• Current HPI: 363.9764
• 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

1 event — show timeline

• 2026-05-12 Listed $90,000 FSBO.com