2453 S Taylor Rd · Fussels Corner, FL 33823

$130,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 71 Days on market

Built 1989 Good condition 10,415 sqft 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled 3-bedroom, 2-bath single wide mobile home built in 1989, offering 924 sq ft of comfortable living space. Situated on a desirable corner lot with NO HOA, this property features a brand new septic system, updated kitchen, new flooring, Enjoy outdoor living with a welcoming porch and spacious lot with added privacy. Conveniently located near Tenoroc High School and with easy access to Hwy 570, making commuting simple. Perfect opportunity for first-time homebuyers or investors looking for a move-in ready property with great potential.

Key facts

• 0.24 acre lot
• Built 1989
• Listed 71 days

Property features AI

Finance

• Other: Residential property type; Property sub-type: Manufactured Home; Universal property ID available
• Financial info: Unfurnished
• HOA & community: No association listed

Exterior

• Utilities: Private well water (water connected/available); Septic tank
• Home design: Manufactured single-wide home; Multi/split levels; East-facing
• Construction: Wood siding exterior; Metal roof; Pillar/post/pier foundation; Approximately 924 square feet living area
• Exterior features: Lot is approximately 0.24 acres; Road surface: Other

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No cooling
• Interior features: Kitchen/family room combo; 5 total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#814 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: schools F, 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 (+3.2%/yr); 476 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 + 3.2% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 6.3

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $9,264
• Equity at exit: $19,383

10-year hold

• IRR: 16.0%
• Equity multiple: 2.32×
• Total profit: $48,085
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $471

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5065 Saddle Creek Rd Auburndale, FL	2.0–3.0	1.0–2.0	801	$1,525	$1.90	19d	3	0.48mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 71 DOM
2. 2026-06-17
   price $130,000 Active 70 DOM
3. 2026-06-17
   days on market $169,000 Active 70 DOM
4. 2026-06-16
   days on market $169,000 Active 69 DOM
5. 2026-06-15
   days on market $169,000 Active 68 DOM
6. 2026-06-13
   days on market $169,000 Active 66 DOM
7. 2026-06-10
   days on market $169,000 Active 63 DOM
8. 2026-06-09
   days on market $169,000 Active 62 DOM
9. 2026-06-08
   days on market $169,000 Active 61 DOM
10. 2026-06-07
    days on market $169,000 Active 60 DOM
11. 2026-06-05
    days on market $169,000 Active 57 DOM
12. 2026-06-03
    days on market $169,000 Active 56 DOM
13. 2026-06-03
    days on market $169,000 Active 55 DOM
14. 2026-06-01
    days on market $169,000 Active 54 DOM
15. 2026-05-31
    days on market $169,000 Active 53 DOM
16. 2026-04-08
    listed $169,000 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $20,799
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$3,782
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,737/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully remodeled mobile home is in excellent condition with updated kitchens and bathrooms, new flooring, and a welcoming porch. It is move-in ready and offers great potential for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and protects the siding.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add a small shed or storage unit — Provides additional storage and enhances curb appeal.
• Both Install a security system — Enhances safety and adds value for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and protects the siding. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a small shed or storage unit — Provides additional storage and enhances curb appeal. ↑
• Both Install a security system — Enhances safety and adds value for potential 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 — Fussels Corner

• Score: 59/100
• State rank: #814
• US rank: #19824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fussels Corner, FL
• County: Polk County · 740,051 people
• 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

1 event — show timeline

• 2026-04-08 Listed $169,000 Stellar MLS as Distributed by MLS Grid