124 Cotton Ct · Auburndale, FL 33823

$119,900

3 bd · 2.0 ba · 672 sqft · Manufactured public records · 376 Days on market

Built 1965 4,992 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Listing remarks

Welcom home! This mobile home has 3 beds, 2 baths in a quiet location near Lake Lena. Main home offers 2 beds, 1 bath with new flooring, roof, cabinets & more. Attached bonus unit has 1 bed, 1 bath with separate entrance, both units currently rented. Septic cleaned in 2024. NO HOA. Walk to the lake, minutes to Walmart, Lake Myrtle Sports Park, dining, easy acces to US-92 & I-4. Great income potential or live in one, rent the other! Call today to schedule your private tour!

Key facts

• Separate entrance
• New flooring
• New cabinets

Tags

• QUIET LOCATION
• NEW FLOORING
• NEW ROOF
• NEW CABINETS
• SEPTIC CLEANED
• SEPARATE ENTRANCE

Property features AI

Finance

• Other: No association approval required; No lease restrictions
• HOA & community: Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential mobile home (single wide); One level; Faces west
• Construction: Metal siding; Metal and shingle roof; Crawlspace foundation; Built on a 0.11-acre lot
• Exterior features: Screened porch; Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Ceiling fans; High ceilings; Split bedroom layout; Walk-in closet(s); Window treatments
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (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; 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 $829 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 376 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago 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.
• Current owner paid $21k; list at $120k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.47% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.60%
• DSCR: 1.96
• GRM: 5.7

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $19,382
• Equity at exit: $17,877

10-year hold

• IRR: 23.3%
• Equity multiple: 3.02×
• Total profit: $67,769
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$111 /mo · $1,338/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $604

Break-even live

Break-even rent $1,000

Max offer price $119,900

Occupancy floor 61%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Oleander Ave Auburndale, FL	2.0	1.0	720	$2,100	$2.92	23d	1	1.07mi

Listing history 27 events

1. 2026-05-31
   days on market $119,900 Active 376 DOM
2. 2025-10-02
   price $119,900
3. 2025-07-12
   price $113,900
4. 2025-05-20
   listed $119,900 Active
5. 2025-05-10
   historical
6. 2024-09-30
   historical
7. 2024-09-25
   price $119,000
8. 2024-09-25
   price $119,000
9. 2024-09-16
   price $129,000
10. 2024-09-16
    price $129,000
11. 2024-08-21
    price $139,000
12. 2024-08-21
    status Active
13. 2024-08-21
    status Active
14. 2024-08-21
    price $13,900
15. 2024-08-21
    price $139,000
16. 2024-05-24
    status Active
17. 2024-05-24
    status Active
18. 2024-05-23
    status Pending
19. 2024-05-23
    status Pending
20. 2024-05-14
    status Active
21. 2024-05-14
    status Active
22. 2024-05-08
    status Pending
23. 2024-05-08
    status Pending
24. 2024-04-16
    listed $119,500 Active
25. 2024-04-16
    listed $119,500 Active
26. 1997-10-31
    soldstatus $21,000
27. 1991-01-01
    soldstatus $16,500

ⓘ 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: $1,338 · $111/mo
• Projected year-2 tax: $1,338 · $111/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,182
• − Mortgage interest: −$6,716
• − Property taxes: −$1,338
• − Insurance: −$600
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,488
• Taxable income: $5,652
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,895/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

+626.7% since first listed

26 events — show timeline

• 2025-10-02 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-12 Price Changed $113,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $13,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-16 Listed $119,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-16 Listed $119,500 Stellar MLS as Distributed by MLS Grid
• 1997-10-31 Sold (Public Records) $21,000 Public Records
• 1991-01-01 Sold (Public Records) $16,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,338 · +15.9% YoY. Source: county tax records.