8454 Breeze Hill Dr · Indian Lake Estates, FL 33898

$117,000

2 bd · 2.0 ba · 936 sqft · Manufactured public records · 182 Days on market

Built 1983 6,486 sqft lot $16/mo HOA · 1% of rent

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained partially furnished home in a beautiful, peaceful 55 and older community. This home had a brand new roof in July 2020. It is located on a pond with a dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. There is an annual HOA fee of $200 that is required for roads maintenance. There is also an optional HOA for amenities. This community has many amenities such as a heated pool, clubhouse, community boat ramp, fishing pier, shuffleboard court, and more. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

Key facts

• A c system
• Own your own land
• Walk on water lake

Tags

• OWN YOUR OWN LAND
• WALK ON WATER LAKE
• TROPHY FISHING
• NEWER ROOF
• HOT WATER HEATER
• A C SYSTEM

Property features AI

Finance

• Other: Property listed as residential — manufactured home; Lot dimensions approximately 48 x 146 (0.15 acres)
• HOA & community: Has HOA (annual fee $200, about $16.67/month); Association amenities include shuffleboard court; Community features: clubhouse, community mailbox, golf carts allowed; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One level; Faces southwest
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Rear porch; Screened porch; Side porch; Awnings; Shed(s); Pond waterfront with fishing pier and water access/view

Interior

• Kitchen: Cooktop; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Open floorplan; Living room/dining room combo; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 31% 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 $809 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 + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $23k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $102,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.64
• GRM: 6.7

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,853
• Equity at exit: $17,445

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $37,029
• Equity at exit: $10,116

Cash invested: $32,760 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$49
• HOA: −$16
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $390

Break-even live

Break-even rent $966

Max offer price $117,000

Occupancy floor 68%

Sensitivity live

Price	-10% $456	-5% $423	+0% $390	+5% $357	+10% $323
Rent	-10% $274	-5% $332	+0% $390	+5% $447	+10% $505
Rate	-1.0pp $449	-0.5pp $419	base $390	+0.5pp $359	+1.0pp $329

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: waterlandscapingpool

Listing history 48 events

1. 2026-06-18
   days on market $117,000 Active 182 DOM
2. 2026-06-17
   days on market $117,000 Active 181 DOM
3. 2026-06-16
   days on market $117,000 Active 180 DOM
4. 2026-06-15
   days on market $117,000 Active 179 DOM
5. 2026-06-13
   pricedays on market $117,000 Active 177 DOM
6. 2026-06-10
   days on market $118,000 Active 174 DOM
7. 2026-06-09
   days on market $118,000 Active 173 DOM
8. 2026-06-08
   days on market $118,000 Active 172 DOM
9. 2026-06-07
   days on market $118,000 Active 171 DOM
10. 2026-06-05
    days on market $118,000 Active 168 DOM
11. 2026-06-03
    days on market $118,000 Active 166 DOM
12. 2026-06-01
    days on market $118,000 Active 165 DOM
13. 2026-05-31
    days on market $118,000 Active 164 DOM
14. 2026-05-18
    price $118,000
15. 2026-05-05
    price $119,000
16. 2026-05-02
    status Active
17. 2026-04-15
    status Pending
18. 2026-04-13
    price $119,900
19. 2026-02-12
    price $125,000
20. 2026-01-26
    price $135,000
21. 2025-12-01
    listed $139,900 Active
22. 2021-11-04
    soldstatus $80,000
23. 2021-10-31
    soldstatus $80,000 Closed 861-char remark

    Show marketing remark (861 chars)

    Well maintained partially furnished home in a beautiful, peaceful 55 and older community. This home had a brand new roof in July 2020. It is located on a pond with a dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. There is an annual HOA fee of $200 that is required for roads maintenance. There is also an optional HOA for amenities. This community has many amenities such as a heated pool, clubhouse, community boat ramp, fishing pier, shuffleboard court, and more. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

24. 2021-10-04
    status Pending 861-char remark

    Show marketing remark (861 chars)

    Well maintained partially furnished home in a beautiful, peaceful 55 and older community. This home had a brand new roof in July 2020. It is located on a pond with a dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. There is an annual HOA fee of $200 that is required for roads maintenance. There is also an optional HOA for amenities. This community has many amenities such as a heated pool, clubhouse, community boat ramp, fishing pier, shuffleboard court, and more. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

25. 2021-09-30
    listed $80,000 Active 861-char remark

    Show marketing remark (861 chars)

    Well maintained partially furnished home in a beautiful, peaceful 55 and older community. This home had a brand new roof in July 2020. It is located on a pond with a dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. There is an annual HOA fee of $200 that is required for roads maintenance. There is also an optional HOA for amenities. This community has many amenities such as a heated pool, clubhouse, community boat ramp, fishing pier, shuffleboard court, and more. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

26. 2021-06-02
    soldstatus $69,900
27. 2021-05-28
    soldstatus $69,900 Closed 556-char remark

    Show marketing remark (556 chars)

    Well maintained fully furnished home in 55 and older community. Brand new roof in July 2020. located on pond with dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

28. 2021-04-07
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Well maintained fully furnished home in 55 and older community. Brand new roof in July 2020. located on pond with dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

29. 2021-02-27
    price $69,900 556-char remark

    Show marketing remark (556 chars)

    Well maintained fully furnished home in 55 and older community. Brand new roof in July 2020. located on pond with dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

30. 2021-01-30
    price $72,900 556-char remark

    Show marketing remark (556 chars)

    Well maintained fully furnished home in 55 and older community. Brand new roof in July 2020. located on pond with dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

31. 2021-01-27
    listed $729,000 Active 556-char remark

    Show marketing remark (556 chars)

    Well maintained fully furnished home in 55 and older community. Brand new roof in July 2020. located on pond with dock. Fish from your own backyard! Beautiful landscaping, screened porch on back and large shed in back yard. This community is highly sought after and located on Lake Walk in Water, the largest lake in Polk County. Open concept with high ceilings. Master bedroom features walk-in closet and full bath with walk-in shower. 2nd bath has tub/shower combination. Convenient inside laundry room. THIS HOME IS READY TO MOVE INTO AND WILL NOT LAST!

32. 2018-01-23
    soldstatus $51,500
33. 2018-01-15
    soldstatus $51,500 Sold
34. 2017-12-22
    status Pending
35. 2017-09-01
    listed $53,500 Active
36. 2017-07-31
    status Pending
37. 2017-07-31
    historical
38. 2017-05-01
    status Active
39. 2017-04-30
    historical
40. 2017-03-27
    price $56,500
41. 2017-01-19
    status Active
42. 2017-01-16
    status Pending
43. 2016-12-14
    listed $58,500 Active
44. 2011-04-22
    soldstatus $26,250
45. 2011-01-19
    soldstatus $18,515
46. 2010-08-31
    listed $53,900
47. 2007-12-10
    historical
48. 2006-11-17
    listed $54,500

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $17,509
• − Mortgage interest: −$6,554
• − Property taxes: −$1,017
• − Insurance: −$585
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − HOA: −$192
• − Depreciation: −$3,404
• Taxable income: $2,957
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,966/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 — Indian Lake Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Polk County · 740,051 people
• City population: 91,336
• 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

+116.5% since first listed

35 events — show timeline

• 2026-05-18 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-04 Sold (Public Records) $80,000 Public Records
• 2021-10-31 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-30 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-02 Sold (Public Records) $69,900 Public Records
• 2021-05-28 Sold (MLS) $69,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-27 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-30 Price Changed $72,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-27 Listed $729,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-23 Sold (Public Records) $51,500 Public Records
• 2018-01-15 Sold (MLS) $51,500 Stellar MLS as Distributed by MLS Grid
• 2017-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-09-01 Listed $53,500 Stellar MLS as Distributed by MLS Grid
• 2017-07-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-27 Price Changed $56,500 Stellar MLS as Distributed by MLS Grid
• 2017-01-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-01-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-12-14 Listed $58,500 Stellar MLS as Distributed by MLS Grid
• 2011-04-22 Sold (MLS) $26,250 Stellar MLS as Distributed by MLS Grid
• 2011-01-19 Sold (MLS) $18,515 Stellar MLS as Distributed by MLS Grid
• 2010-08-31 Listed $53,900 Stellar MLS as Distributed by MLS Grid
• 2007-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-17 Listed $54,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,017 · +15.5% YoY. Source: county tax records.