1222 Rowell St · Fussels Corner, FL 33823

$140,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 171 Days on market

Built 2001 7,910 sqft lot

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Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get it before it's gone. 3 bedroom 2 bath home with quick access to Lakeland and Winter Haven. No HOA. NO Lot Rent. All appliances, water filtration system, privacy fence, shed, and roof are all less than 2 years old, AC installed in 2019.

Key facts

• Vinyl flooring
• Privacy fencing
• 7,910 sq ft lot

Tags

• QUICK ACCESS TO HIGHWAY 92
• OPEN SPLIT FLOOR PLAN
• VINYL FLOORING
• WATER FILTRATION SYSTEM
• LESS THAN 5 YEARS OLD ROOF
• PRIVACY FENCING

Property features AI

Finance

• HOA & community: No homeowners association; Pets allowed

Exterior

• Utilities: Well water; Septic tank; Cable connected; Electricity connected; Public utilities available
• Home design: Manufactured double-wide home; One story; East-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Private mailbox; Exterior storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Solid surface counters; Split bedroom layout; Thermostat
• Laundry & utility: Washer and dryer included; Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% 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 $968 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $69k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.24% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 6.7

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,183
• Equity at exit: $20,874

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $34,917
• Equity at exit: $12,105

Cash invested: $39,200 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $385

Break-even live

Break-even rent $1,247

Max offer price $140,000

Occupancy floor 73%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3792 Old Dixie Hwy Auburndale, FL	3.0	1.5	1400	$1,150	$0.82	14d	1	1.23mi

Listing history 46 events

1. 2026-06-18
   days on market $140,000 Active 171 DOM
2. 2026-06-17
   days on market $140,000 Active 170 DOM
3. 2026-06-16
   days on market $140,000 Active 169 DOM
4. 2026-06-15
   days on market $140,000 Active 168 DOM
5. 2026-06-13
   days on market $140,000 Active 166 DOM
6. 2026-06-10
   days on market $140,000 Active 163 DOM
7. 2026-06-09
   days on market $140,000 Active 162 DOM
8. 2026-06-08
   days on market $140,000 Active 161 DOM
9. 2026-06-07
   days on market $140,000 Active 160 DOM
10. 2026-06-05
    statusdays on market $140,000 Active 157 DOM
11. 2026-04-10
    status Pending
12. 2026-03-27
    status Active
13. 2026-02-04
    status Pending
14. 2025-12-16
    status Active
15. 2025-12-16
    price $140,000
16. 2025-10-02
    status Pending
17. 2025-08-29
    price $180,000
18. 2025-07-25
    price $185,000
19. 2025-07-18
    price $190,000
20. 2025-07-10
    price $200,000
21. 2025-07-02
    listed $209,000 Active
22. 2022-05-23
    soldstatus $175,000
23. 2022-05-20
    soldstatus $175,000 Closed 239-char remark

    Show marketing remark (239 chars)

    Get it before it's gone. 3 bedroom 2 bath home with quick access to Lakeland and Winter Haven. No HOA. NO Lot Rent. All appliances, water filtration system, privacy fence, shed, and roof are all less than 2 years old, AC installed in 2019.

24. 2022-04-24
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Get it before it's gone. 3 bedroom 2 bath home with quick access to Lakeland and Winter Haven. No HOA. NO Lot Rent. All appliances, water filtration system, privacy fence, shed, and roof are all less than 2 years old, AC installed in 2019.

25. 2022-04-21
    status Active 239-char remark

    Show marketing remark (239 chars)

    Get it before it's gone. 3 bedroom 2 bath home with quick access to Lakeland and Winter Haven. No HOA. NO Lot Rent. All appliances, water filtration system, privacy fence, shed, and roof are all less than 2 years old, AC installed in 2019.

26. 2022-04-20
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Get it before it's gone. 3 bedroom 2 bath home with quick access to Lakeland and Winter Haven. No HOA. NO Lot Rent. All appliances, water filtration system, privacy fence, shed, and roof are all less than 2 years old, AC installed in 2019.

27. 2022-04-17
    listed $192,000 Active 239-char remark

    Show marketing remark (239 chars)

    Get it before it's gone. 3 bedroom 2 bath home with quick access to Lakeland and Winter Haven. No HOA. NO Lot Rent. All appliances, water filtration system, privacy fence, shed, and roof are all less than 2 years old, AC installed in 2019.

28. 2020-03-11
    soldstatus $60,000
29. 2020-03-10
    soldstatus $60,000 Sold 260-char remark

    Show marketing remark (260 chars)

    GREAT INVESTMENT OPPORTUNITY or STARER HOME. .. .. See this 3 bedroom 2 bath mobile home in county like setting. Open split plan, with carpet and vinyl flooring, partial fencing in yard. Nice lot , room for parking boat, trailer, vehicles, close to Highway 92.

30. 2020-01-29
    status Pending 260-char remark

    Show marketing remark (260 chars)

    GREAT INVESTMENT OPPORTUNITY or STARER HOME. .. .. See this 3 bedroom 2 bath mobile home in county like setting. Open split plan, with carpet and vinyl flooring, partial fencing in yard. Nice lot , room for parking boat, trailer, vehicles, close to Highway 92.

31. 2020-01-27
    listed $59,000 Active 260-char remark

    Show marketing remark (260 chars)

    GREAT INVESTMENT OPPORTUNITY or STARER HOME. .. .. See this 3 bedroom 2 bath mobile home in county like setting. Open split plan, with carpet and vinyl flooring, partial fencing in yard. Nice lot , room for parking boat, trailer, vehicles, close to Highway 92.

32. 2019-01-17
    soldstatus $900 Closed
33. 2018-12-28
    historical
34. 2018-11-01
    price $70,000
35. 2018-10-11
    price $76,000
36. 2018-09-25
    listed $78,000 Active
37. 2017-04-28
    soldstatus $32,000 Sold
38. 2017-04-10
    status Pending
39. 2017-03-23
    price $39,900
40. 2017-02-08
    listed $45,900 Active
41. 2008-05-13
    soldstatus $52,000
42. 2008-04-15
    listed $64,900
43. 2007-11-29
    soldstatus $36,100
44. 2007-10-19
    listed $40,000
45. 2003-01-29
    soldstatus $60,000
46. 1983-12-01
    soldstatus $12,000

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $20,809
• − Mortgage interest: −$7,842
• − Property taxes: −$2,309
• − Insurance: −$700
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,073
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,006/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 — 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

+1066.7% since first listed

36 events — show timeline

• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $175,000 Public Records
• 2022-05-20 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-17 Listed $192,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-11 Sold (Public Records) $60,000 Public Records
• 2020-03-10 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-27 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-17 Sold (MLS) $900 Stellar MLS as Distributed by MLS Grid
• 2018-12-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-11-01 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-11 Price Changed $76,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-25 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-28 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-23 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-08 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-13 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-15 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2007-11-29 Sold (MLS) $36,100 Stellar MLS as Distributed by MLS Grid
• 2007-10-19 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2003-01-29 Sold (Public Records) $60,000 Public Records
• 1983-12-01 Sold (Public Records) $12,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $2,309 · +9.5% YoY. Source: county tax records.