50989 Highway 27 #21 · Four Corners, FL 33897

$111,900

3 bd · 2.0 ba · 480 sqft · Manufactured public records · 70 Days on market

Built 1990 3,358 sqft lot $240/mo HOA · 13% of rent

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

No Lot Rent in this beautiful Lake front community with no rear neighbors. No Lot rent. .. .location. .. .let me tell you more and you will come and make this darling 3 bedroom home yours today! There is plenty of room with 1 full bath and 2 half baths, two car carport, outside storage in utility shed, built in features, washer and dryer. Move yourself right in, home has been professionally cleaned and brand new carpeting has been installed. You will never be bored in this community featuring two heated pools, club room with billiards and card rooms. Power up the boat because you have 175+ acre lake to explore with private dock and boat slips. Monthly HOA fee covers water/sewer/trash/lawn mowing. Close to Disney and other Central Florida attractions. Come see me today!

Key facts

• Gated community
• Clubhouse
• Enclosed porch

Tags

• GATED COMMUNITY
• ENCLOSED PORCH
• PRIVATE LAKE ACCESS
• RESIDENT-ONLY BOAT RAMP
• COMMUNITY POOLS
• CLUBHOUSE

Property features AI

Finance

• Other: Lot dimensions about 42 x 80 (0.08 acres); Asphalt road access; Living area reported as 650 square feet (public records)
• Financial info: Total monthly fees $240 (total annual fees $2,880); Lease restrictions apply
• HOA & community: Homeowners association required with monthly fee of $240; Association approval required; Pets allowed; Association contact: Monica Huertas

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public sewer; Electricity available and connected; Water available and connected; Cable available; Phone available; Fire hydrant nearby; Community access to Old Lake Davenport via private boat ramp for residents
• Home design: Manufactured single-wide home; One story; North-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built area approximately 980 square feet (estimated)
• Exterior features: Rain gutters; Exterior storage

Interior

• Kitchen: Built-in oven; Range; Microwave; Refrigerator; Freezer; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 2 half baths
• Heating & cooling: Heat pump heating; Central air conditioning; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety 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 soft (-2.7%/yr); 646 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $92 of equity ($774 loan paydown + $-682 appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $64k; list at $112k implies a 75% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,186 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.60% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.45×
• Total profit: $14,094
• Equity at exit: $29,126

10-year hold

• IRR: 13.0%
• Equity multiple: 2.18×
• Total profit: $36,866
• Equity at exit: $32,425

Cash invested: $31,332 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$240
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $402

Break-even live

Break-even rent $1,283

Max offer price $111,900

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: $27,975
• Closing costs: $3,357
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: watersewertrashpool

Listing history 22 events

1. 2026-06-18
   days on market $111,900 Active 70 DOM
2. 2026-06-17
   days on market $111,900 Active 69 DOM
3. 2026-06-16
   days on market $111,900 Active 68 DOM
4. 2026-06-15
   days on market $111,900 Active 67 DOM
5. 2026-06-13
   days on market $111,900 Active 65 DOM
6. 2026-06-10
   days on market $111,900 Active 62 DOM
7. 2026-06-09
   days on market $111,900 Active 61 DOM
8. 2026-06-08
   days on market $111,900 Active 60 DOM
9. 2026-06-07
   days on market $111,900 Active 59 DOM
10. 2026-06-05
    days on market $111,900 Active 56 DOM
11. 2026-06-03
    days on market $111,900 Active 55 DOM
12. 2026-06-03
    days on market $111,900 Active 54 DOM
13. 2026-06-01
    days on market $111,900 Active 53 DOM
14. 2026-05-31
    days on market $111,900 Active 52 DOM
15. 2026-04-09
    listed $111,900 Active
16. 2017-02-17
    soldstatus $64,000
17. 2017-02-16
    soldstatus $64,000 Sold 780-char remark

    Show marketing remark (780 chars)

    No Lot Rent in this beautiful Lake front community with no rear neighbors. No Lot rent. .. .location. .. .let me tell you more and you will come and make this darling 3 bedroom home yours today! There is plenty of room with 1 full bath and 2 half baths, two car carport, outside storage in utility shed, built in features, washer and dryer. Move yourself right in, home has been professionally cleaned and brand new carpeting has been installed. You will never be bored in this community featuring two heated pools, club room with billiards and card rooms. Power up the boat because you have 175+ acre lake to explore with private dock and boat slips. Monthly HOA fee covers water/sewer/trash/lawn mowing. Close to Disney and other Central Florida attractions. Come see me today!

18. 2017-01-28
    status Pending 780-char remark

    Show marketing remark (780 chars)

    No Lot Rent in this beautiful Lake front community with no rear neighbors. No Lot rent. .. .location. .. .let me tell you more and you will come and make this darling 3 bedroom home yours today! There is plenty of room with 1 full bath and 2 half baths, two car carport, outside storage in utility shed, built in features, washer and dryer. Move yourself right in, home has been professionally cleaned and brand new carpeting has been installed. You will never be bored in this community featuring two heated pools, club room with billiards and card rooms. Power up the boat because you have 175+ acre lake to explore with private dock and boat slips. Monthly HOA fee covers water/sewer/trash/lawn mowing. Close to Disney and other Central Florida attractions. Come see me today!

19. 2016-08-09
    listed $68,500 Active 780-char remark

    Show marketing remark (780 chars)

    No Lot Rent in this beautiful Lake front community with no rear neighbors. No Lot rent. .. .location. .. .let me tell you more and you will come and make this darling 3 bedroom home yours today! There is plenty of room with 1 full bath and 2 half baths, two car carport, outside storage in utility shed, built in features, washer and dryer. Move yourself right in, home has been professionally cleaned and brand new carpeting has been installed. You will never be bored in this community featuring two heated pools, club room with billiards and card rooms. Power up the boat because you have 175+ acre lake to explore with private dock and boat slips. Monthly HOA fee covers water/sewer/trash/lawn mowing. Close to Disney and other Central Florida attractions. Come see me today!

20. 2016-05-09
    historical
21. 2015-11-16
    listed $64,900 Active
22. 2003-04-22
    soldstatus $52,000

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 · 23 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: $21,502
• − Mortgage interest: −$6,268
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$2,880
• − Depreciation: −$3,255
• Taxable income: $3,418
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $4,005/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+115.2% since first listed

8 events — show timeline

• 2026-04-09 Listed $111,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-17 Sold (Public Records) $64,000 Public Records
• 2017-02-16 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-09 Listed $68,500 Stellar MLS as Distributed by MLS Grid
• 2016-05-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-11-16 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2003-04-22 Sold (Public Records) $52,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,680 · +9.3% YoY. Source: county tax records.