504 Manilla Ln · Alturas, FL 33880

$134,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured public records · 20 Days on market

Built 2000 0.54 ac 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in quickly? Here it is! 3 Bed / 2 Ba Manufactured home located next to very nice site built homes. 2000 Model with 1,350 sq. ft. Fenced front yard -- great for pets or small children. Newer A/C. Home in good condition. Move-in ready. Lot is . 54 Acres and is located at end of cul-de-sac. Fantastic location. Home set to new code, seller will guarantee all foundation and engineer inspections pass. Make us a cash offer or bring your qualified buyer. Quick decisions on any offers.

Key facts

• Gated lot
• Breakfast nook
• Fully fenced lot

Tags

• FULLY FENCED LOT
• GATED LOT
• OVERSIZED SCREENED PORCH
• SPLIT-BEDROOM FLOOR PLAN
• DEDICATED DINING AREA
• BREAKFAST NOOK

Property features AI

Exterior

• Parking: Paved road access
• Utilities: Well water; Septic tank; Electricity available; Cable available
• Home design: Residential manufactured home (double wide); One story; Faces west; Entry on front porch
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Front screened porch; Private mailbox; Sliding doors; Chain link and vinyl fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#678 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $135k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.43% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.19%
• DSCR: 1.94
• GRM: 5.8

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $19,572
• Equity at exit: $20,114

10-year hold

• IRR: 21.5%
• Equity multiple: 2.79×
• Total profit: $67,509
• Equity at exit: $11,664

Cash invested: $37,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $667

Break-even live

Break-even rent $1,085

Max offer price $134,900

Occupancy floor 60%

Sensitivity live

Price	-10% $743	-5% $705	+0% $667	+5% $629	+10% $590
Rent	-10% $514	-5% $591	+0% $667	+5% $743	+10% $819
Rate	-1.0pp $735	-0.5pp $701	base $667	+0.5pp $632	+1.0pp $596

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Columbo St Winter Haven, FL	4.0	2.0	1730	$1,916	$1.11	4d	1	0.32mi
106 Shelton St Winter Haven, FL	3.0	1.0	1140	$1,450	$1.27	24d	1	0.94mi
7100 Florida 60 Fl -60 Bartow, FL	2.0	2.0	1600	$2,000	$1.25	24d	1	0.95mi

Listing history 15 events

1. 2026-06-18
   days on market $134,900 Active 20 DOM
2. 2026-06-17
   price $134,900 Active 19 DOM
3. 2026-06-17
   days on market $149,900 Active 19 DOM
4. 2026-06-16
   days on market $149,900 Active 18 DOM
5. 2026-06-15
   days on market $149,900 Active 17 DOM
6. 2026-06-13
   days on market $149,900 Active 15 DOM
7. 2026-06-10
   days on market $149,900 Active 12 DOM
8. 2026-06-09
   days on market $149,900 Active 11 DOM
9. 2026-06-08
   days on market $149,900 Active 10 DOM
10. 2026-06-07
    days on market $149,900 Active 9 DOM
11. 2026-06-05
    days on market $149,900 Active 6 DOM
12. 2026-06-03
    days on market $149,900 Active 5 DOM
13. 2026-06-03
    days on market $149,900 Active 4 DOM
14. 2026-06-01
    days on market $149,900 Active 3 DOM
15. 2026-05-31
    days on market $149,900 Active 2 DOM

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,121 · $93/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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,147
• − Mortgage interest: −$7,556
• − Property taxes: −$1,121
• − Insurance: −$674
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$3,924
• Taxable income: $6,168
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $6,522/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 — Alturas

• Score: 64/100
• State rank: #678
• US rank: #14100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• 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

Price history

+58.0% since first listed

9 events — show timeline

• 2026-05-29 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-07 Sold (MLS) $39,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-30 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2009-06-09 Sold (Public Records) $59,500 Public Records
• 2008-06-13 Listed $83,870 Stellar MLS as Distributed by MLS Grid
• 2006-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-14 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-01-29 Listed $94,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $1,121 · +13.6% YoY. Source: county tax records.