2740 Vermont Ave · Lakeland, FL 33803

$115,000

2 bd · 2.0 ba · 972 sqft · Manufactured public records · 106 Days on market

Built 2005 9,932 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't Miss out on this centrally located Property, New Roof, Newer Central Air and Heat, Ready to move in. Property is fenced in and comes with a nice size Storage Shed for your garden Tools.

Key facts

• Fenced in
• Storage shed
• New roof

Tags

• NEW ROOF
• NEWER CENTRAL AIR
• FENCED IN
• STORAGE SHED

Property features AI

Finance

• Other: Property zoned R-3; Residential property subtype: Manufactured Home; Double wide body type
• HOA & community: No association indicated

Exterior

• Utilities: Public water; Septic tank; Cable available; Electricity connected
• Home design: Manufactured home (double wide); Single-story; Home faces south; Entry on main level
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on a 0.23-acre lot (approx. 17 x 143)
• Exterior features: Other exterior features; Asphalt road frontage

Interior

• Kitchen: Range; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, 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 soft (-0.1%/yr); 223 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $115k implies a 92% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,445
• Equity at exit: $17,147

10-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $3,863
• Equity at exit: $9,943

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 33803

• Home prices YoY: -26.4%
• Rents YoY: -0.1%
• Active inventory: 223
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$603
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $287

Break-even live

Break-even rent $1,047

Max offer price $115,000

Occupancy floor 75%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Jean Ave Lakeland, FL	2.0	1.0	616	$1,300	$2.11	23d	1	0.45mi
3061 Crystal Hills Dr Lakeland, FL	2.0	2.0	720	$1,400	$1.94	23d	1	0.76mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	23d	1	0.99mi
3306 Peachtree Hill Rd Lakeland, FL	2.0	1.0	742	$1,195	$1.61	14d	1	1.04mi
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	14d	1	1.05mi
1969 Crystal Grove Dr Lakeland, FL	2.0	1.0–2.0	576	$1,415	$2.46	3d	8	1.06mi
2025 Sylvester Rd Unit N109 Lakeland, FL	2.0	2.0	1099	$1,750	$1.59	3d	1	1.28mi
1505 Goodyear Ave Unit 17 Lakeland, FL	2.0	1.0	792	$950	$1.20	23d	1	1.30mi
2830 Skyview Dr Lakeland, FL	2.0	1.0	850	$1,175	$1.38	23d	1	1.33mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	23d	1	1.35mi
2025 Sylvester Rd Lakeland, FL	1.0–2.0	1.0–2.0	1099	$1,850	$1.68	23d	2	1.35mi
3021 Balfour Ave Lakeland, FL	2.0	1.0	816	$1,275	$1.56	3d	1	1.41mi
1920 E Edgewood Dr Lakeland, FL	2.0	1.0–2.0	831	$1,388	$1.67	3d	2	1.43mi
2929 Nine Iron Dr Lakeland, FL	2.0	1.0	850	$875	$1.03	3d	1	1.47mi

Listing history 14 events

1. 2026-05-09
   status Pending
2. 2026-04-24
   price $115,000
3. 2026-04-20
   price $117,000
4. 2026-04-01
   status Active
5. 2026-04-01
   price $119,900
6. 2026-03-24
   status Pending
7. 2026-02-17
   price $129,900
8. 2026-02-11
   price $139,000
9. 2026-01-26
   price $144,900
10. 2026-01-26
    price $149,000
11. 2026-01-15
    listed $159,000 Active
12. 2025-11-24
    soldstatus $60,000
13. 1995-09-07
    soldstatus $11,400
14. 1994-06-15
    soldstatus $10,000

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,116 · $176/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 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,927
• − Mortgage interest: −$6,442
• − Property taxes: −$2,116
• − Insurance: −$575
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,345
• Taxable income: $1,741
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,027/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ 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: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 29,321
• Household income: $65,807
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1128.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 11% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 1% Other Asian/Pacific 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: ▼ -110.05%
• Current HPI: 306.9789
• Rent YoY: ▼ -0.06%
• 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

+1050.0% since first listed

14 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $117,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Sold (Public Records) $60,000 Public Records
• 1995-09-07 Sold (Public Records) $11,400 Public Records
• 1994-06-15 Sold (Public Records) $10,000 Public Records

Property tax history

+30.7%/yr

Latest (2025): $2,116 · +10.0% YoY. Source: county tax records.