320 E 8th St · Frostproof, FL 33843

$115,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 13 Days on market

Built 2004 9,324 sqft lot

---

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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Frostproof! This well-maintained 2004 Fleetwood 3-bedroom, 2-bath split-bedroom singlewide offers comfortable living with an open-concept layout combining the living room, dining area, and kitchen—perfect for everyday living and entertaining. The home comes fully furnished and includes all major appliances: range, refrigerator, washer, and dryer—making it truly move-in ready. An inside laundry room adds extra convenience. Situated on two lots totaling approximately . 21 acres, the property provides ample outdoor space. A detached 18x20 metal carport/workshop offers great storage, workspace, or covered parking, plus an additional 8x8 vinyl shed for even more storage options. This property would make an excellent full-time residence for anyone looking to slow down, a winter retreat, or an investment opportunity. Affordable, functional, and ready for its next owner—don’t miss this opportunity in Frostproof!

Key facts

• Ample outdoor space
• Vinyl shed
• Inside laundry room

Tags

• OPEN-CONCEPT LAYOUT
• FULLY FURNISHED
• INSIDE LAUNDRY ROOM
• DETACHED METAL CARPORT
• VINYL SHED
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 69/100 on livability (#456 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Frostproof Middle/Senior High (math 34% / reading 34%, grade F, #394 of 667 statewide, top 60%, 1,150 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 437 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $23 of equity ($795 loan paydown + $-772 appreciation (-0.7% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.57×
• Total profit: $18,415
• Equity at exit: $29,585

10-year hold

• IRR: 18.0%
• Equity multiple: 2.86×
• Total profit: $59,833
• Equity at exit: $32,651

Cash invested: $32,200 (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 33843

• Home prices YoY: -0.2%
• Active inventory: 437
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $398

Break-even live

Break-even rent $947

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $463	-5% $431	+0% $398	+5% $366	+10% $333
Rent	-10% $284	-5% $341	+0% $398	+5% $456	+10% $513
Rate	-1.0pp $456	-0.5pp $427	base $398	+0.5pp $368	+1.0pp $338

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	15d	1	0.74mi
120 Chesney Blvd Frostproof, FL	3.0	2.0	944	$1,495	$1.58	4d	1	1.05mi
307 N Lake Reedy Blvd Frostproof, FL	3.0	2.0	1254	$1,550	$1.24	14d	1	1.23mi
307 N Lake Reedy Blvd Frostproof, FL	3.0	2.0	1254	$1,550	$1.24	15d	1	1.23mi

Listing history 4 events

1. 2026-03-11
   status Pending 952-char remark

   Show marketing remark (952 chars)

   Welcome to Frostproof! This well-maintained 2004 Fleetwood 3-bedroom, 2-bath split-bedroom singlewide offers comfortable living with an open-concept layout combining the living room, dining area, and kitchen—perfect for everyday living and entertaining. The home comes fully furnished and includes all major appliances: range, refrigerator, washer, and dryer—making it truly move-in ready. An inside laundry room adds extra convenience. Situated on two lots totaling approximately . 21 acres, the property provides ample outdoor space. A detached 18x20 metal carport/workshop offers great storage, workspace, or covered parking, plus an additional 8x8 vinyl shed for even more storage options. This property would make an excellent full-time residence for anyone looking to slow down, a winter retreat, or an investment opportunity. Affordable, functional, and ready for its next owner—don’t miss this opportunity in Frostproof!

2. 2026-03-11
   status Pending

   Show marketing remark (952 chars)

   Welcome to Frostproof! This well-maintained 2004 Fleetwood 3-bedroom, 2-bath split-bedroom singlewide offers comfortable living with an open-concept layout combining the living room, dining area, and kitchen—perfect for everyday living and entertaining. The home comes fully furnished and includes all major appliances: range, refrigerator, washer, and dryer—making it truly move-in ready. An inside laundry room adds extra convenience. Situated on two lots totaling approximately . 21 acres, the property provides ample outdoor space. A detached 18x20 metal carport/workshop offers great storage, workspace, or covered parking, plus an additional 8x8 vinyl shed for even more storage options. This property would make an excellent full-time residence for anyone looking to slow down, a winter retreat, or an investment opportunity. Affordable, functional, and ready for its next owner—don’t miss this opportunity in Frostproof!

3. 2026-02-26
   listed $115,000 Active 952-char remark

   Show marketing remark (952 chars)

   Welcome to Frostproof! This well-maintained 2004 Fleetwood 3-bedroom, 2-bath split-bedroom singlewide offers comfortable living with an open-concept layout combining the living room, dining area, and kitchen—perfect for everyday living and entertaining. The home comes fully furnished and includes all major appliances: range, refrigerator, washer, and dryer—making it truly move-in ready. An inside laundry room adds extra convenience. Situated on two lots totaling approximately . 21 acres, the property provides ample outdoor space. A detached 18x20 metal carport/workshop offers great storage, workspace, or covered parking, plus an additional 8x8 vinyl shed for even more storage options. This property would make an excellent full-time residence for anyone looking to slow down, a winter retreat, or an investment opportunity. Affordable, functional, and ready for its next owner—don’t miss this opportunity in Frostproof!

4. 2026-02-26
   listed $115,000 Active

   Show marketing remark (952 chars)

   Welcome to Frostproof! This well-maintained 2004 Fleetwood 3-bedroom, 2-bath split-bedroom singlewide offers comfortable living with an open-concept layout combining the living room, dining area, and kitchen—perfect for everyday living and entertaining. The home comes fully furnished and includes all major appliances: range, refrigerator, washer, and dryer—making it truly move-in ready. An inside laundry room adds extra convenience. Situated on two lots totaling approximately . 21 acres, the property provides ample outdoor space. A detached 18x20 metal carport/workshop offers great storage, workspace, or covered parking, plus an additional 8x8 vinyl shed for even more storage options. This property would make an excellent full-time residence for anyone looking to slow down, a winter retreat, or an investment opportunity. Affordable, functional, and ready for its next owner—don’t miss this opportunity in Frostproof!

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,413
• − Mortgage interest: −$6,442
• − Property taxes: −$1,165
• − Insurance: −$575
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,345
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $4,035/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 — Frostproof

• Score: 69/100
• State rank: #456
• US rank: #8297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostproof, FL
• Population (ZIP): 11,072

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 12% Puerto Rican 9% Cuban 2%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 20%

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: ▼ -0.67%
• Current HPI: 311.1519
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-11 Pending — HAOR as distributed by MLS GRID
• 2026-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $115,000 HAOR as distributed by MLS GRID

Property tax history

+2.2%/yr

Latest (2025): $1,165 · +6.1% YoY. Source: county tax records.