107 Edgewood Blvd · Dundee, FL 33898

$99,990

3 bd · 2.0 ba · 672 sqft · Manufactured public records · 34 Days on market

Built 1971 4,826 sqft lot $180/mo HOA · 12% of rent

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained 3-bedroom, 2-bath home offering approximately 1,046 sq. ft. of comfortable living space in a peaceful and more private section of the community. Surrounded by beautiful mature trees and open green space, this property offers a serene country-style setting where horses and cows often wander nearby, creating a truly relaxing Florida lifestyle. Step inside to discover an inviting open floor plan with spacious living and dining areas enhanced by warm wood flooring, creating a cozy yet functional atmosphere. Natural light flows throughout the interior, making the home feel bright and welcoming for both everyday living and entertaining guests. The kitc

Key facts

• Community pool
• Clubhouse access
• Screened front patio

Tags

• WATER FILTRATION SYSTEM
• SCREENED FRONT PATIO
• NEW AC
• OUTDOOR STORAGE SHED
• COMMUNITY POOL
• CLUBHOUSE ACCESS

Property features AI

Finance

• Financial info: Total annual HOA fees $2,160
• HOA & community: Monthly HOA fee $180; HOA includes cable TV, pool, sewer and water; Community clubhouse and pool; Pets allowed

Exterior

• Parking: Covered parking; Driveway; Attached garage with garage door opener; 1-car garage; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Residential mobile home (double wide); One story; South-facing; Slab foundation
• Construction: Block and stucco construction; Shingle roof; Built as a double wide mobile home
• Exterior features: Covered patio; Front porch; Patio; Porch; Screened porch; Sidewalk; Sliding doors; Storage shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Split bedroom floorplan; Blinds and window treatments
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/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.

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: 500 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $692 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 + 3.0% 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 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.55% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,745
• Equity at exit: $14,909

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $42,185
• Equity at exit: $8,645

Cash invested: $27,997 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 500
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$42
• HOA: −$180
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $406

Break-even live

Break-even rent $1,039

Max offer price $99,990

Occupancy floor 69%

Sensitivity live

Price	-10% $462	-5% $434	+0% $406	+5% $377	+10% $349
Rent	-10% $283	-5% $344	+0% $406	+5% $467	+10% $528
Rate	-1.0pp $456	-0.5pp $431	base $406	+0.5pp $380	+1.0pp $354

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 15 events

1. 2026-06-18
   days on market $99,990 Active 34 DOM
2. 2026-06-17
   days on market $99,990 Active 33 DOM
3. 2026-06-16
   days on market $99,990 Active 32 DOM
4. 2026-06-15
   days on market $99,990 Active 31 DOM
5. 2026-06-13
   pricedays on market $99,990 Active 29 DOM
6. 2026-06-10
   days on market $109,990 Active 26 DOM
7. 2026-06-09
   days on market $109,990 Active 25 DOM
8. 2026-06-08
   days on market $109,990 Active 24 DOM
9. 2026-06-07
   days on market $109,990 Active 23 DOM
10. 2026-06-05
    days on market $109,990 Active 20 DOM
11. 2026-06-03
    days on market $109,990 Active 19 DOM
12. 2026-06-03
    days on market $109,990 Active 18 DOM
13. 2026-06-01
    days on market $109,990 Active 17 DOM
14. 2026-05-31
    days on market $109,990 Active 16 DOM
15. 2026-05-15
    listed $109,990 Active

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $898 · $75/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 · 25 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: $18,632
• − Mortgage interest: −$5,601
• − Property taxes: −$898
• − Insurance: −$500
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$2,160
• − Depreciation: −$2,909
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $4,009/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 — 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

• County: Polk County · 740,051 people
• City population: 5,431
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-15 Listed $109,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+38.2%/yr

Latest (2025): $898 · +17.9% YoY. Source: county tax records.