2218 Ellie Rd #1 · Auburndale, FL 33823

$339,900

8 bd · 6.0 ba · 3,336 sqft · MultiFamily · 460 Days on market

Built 1960 12 ac lot ↓ 3% since listing

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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
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Under contract-accepting backup offers. Investor opportunity! This income-producing property features four mobile home units situated on a quiet dead-end street, offering privacy and steady rental income. All units are currently leased, generating strong cash flow. Unit 1: 2 bed, 2 bath Unit 2: 2 bed, 1 bath Unit 3: 1 bed, 1 bath Unit 4: 3 bed, 2 bath With a mix of unit sizes, this property attracts a variety of tenants, making it a smart addition to any rental portfolio. Don't miss out on this turnkey investment opportunity!

Key facts

• Strong cash flow
• Steady rental income
• 12.17 acre lot

Tags

• FOUR MOBILE HOME UNITS
• QUIET DEAD END STREET
• STEADY RENTAL INCOME
• STRONG CASH FLOW
• TURNKEY INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Property zoned RC; Approximately 9.97 acres
• Financial info: Gross income reported at $43,200; Annual net income reported at $35,000; Tenants pay electricity
• HOA & community: No HOA/association

Exterior

• Utilities: Well water; Septic tank sewer; Electricity connected
• Home design: Residential income property — quadruplex; 4 separate buildings
• Construction: Other construction materials; Other roof; Crawlspace foundation; Built on multiple buildings (total 4)
• Exterior features: Other exterior features; Dirt road access

Interior

• Kitchen: Kitchens included in each unit (unit types listed)
• Bedrooms: 8 total bedrooms across units (various unit layouts: 1‑, 2‑ and 3‑bedroom units)
• Bathrooms: Multiple bathrooms across units (unit mix includes 1 and 2 bathrooms)
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: On‑site laundry features (Other)

What this means for you Summary

Snapshot

• This is a 1×2.0bd/2.0ba + 1×2.0bd/1.0ba + 1×1.0bd/1.0ba units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $610/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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 (+3.2%/yr); 476 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $6,060/mo this rent would consume 102% of the median local household income ($71k/yr) (locally 821% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 3.2% rent growth), your $95k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 460 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 460 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.75%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.07×
• Total profit: $101,417
• Equity at exit: $50,680

10-year hold

• IRR: 33.5%
• Equity multiple: 4.08×
• Total profit: $293,192
• Equity at exit: $29,388

Cash invested: $95,172 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $6,060 medium
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,273
• Net cashflow: $2,438

Break-even live

Break-even rent $2,973

Max offer price $339,900

Occupancy floor 55%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2.0	2	$1,513
1× unit	2.0	1	$1,513
1× unit	1.0	1	$1,348
1× unit	3.0	2	$1,686
Total (4 units)			$6,060

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2025-04-30
   price $339,900
3. 2025-03-10
   status Active
4. 2025-03-03
   status Pending
5. 2025-02-15
   status Active
6. 2025-02-13
   status Pending
7. 2025-02-04
   listed $349,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥107°F today · 18 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: $72,720
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$5,818
• − Management: −$5,818
• − Depreciation: −$9,888
• Taxable income: $25,359
• Est. tax owed @ 24.0%: −$6,086
• After-tax cash flow: $23,175/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

-2.9% since first listed

7 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Listed $349,900 Stellar MLS as Distributed by MLS Grid