251 Patterson Rd Unit H54 · Haines City, FL 33844

$89,900

1 bd · 2.0 ba · 480 sqft · Manufactured public records · 801 Days on market

Built 1991 4,356 sqft lot $83/mo HOA · 7% of rent ↓ 31% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to West View Ridge Unit H54 in Haines City. This 55+ GATED Community has many amenities including Clubhouse, Pool, Shuffleboard, Bocce ball, Mini Putt Putt Golf, Pickleball, and so much more! Home features 1B/2B with a Bonus Room/Florida Room with a Laundry that could possibly be a second bedroom. Open concept living room/kitchen with island with lots of storage. A WONDERFUL PLACE to RELAX and UNWIND, but also "creature comforts" just around the corner with Shopping, Restaurants, Golfing Communities, and Medical Facilities. OWN YOUR LAND in this community. One of the larger lots in the community being its at the top of the community. Could be yours to make it your Florida

Key facts

• 55+ gated community
• Own your land
• 4,356 sq ft lot

Tags

• 55+ GATED COMMUNITY
• OWN YOUR LAND

Property features AI

Finance

• Other: Partially furnished; Total living area 960 square feet
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Association: ADRIANNA MARTINEZ); Monthly HOA: $80.83 (annual $970); HOA covers escrow reserves, private road maintenance, recreational facilities, and trash; Community amenities: gated, pool, pickleball courts, shuffleboard courts, recreation facilities; Senior community; Cats and dogs allowed; Deed restrictions; golf carts permitted

Exterior

• Parking: Parking pad
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (single wide); Residential property; Two levels; Faces southeast; Located on a private-maintained asphalt road
• Construction: Vinyl siding; Metal and shingle roof; Crawlspace foundation; Built by SKYLINE
• Exterior features: Rain gutters; Storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-12 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 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 $622 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 801 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 801 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. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-172
• Equity at exit: $13,404

10-year hold

• IRR: 7.3%
• Equity multiple: 1.50×
• Total profit: $12,646
• Equity at exit: $7,773

Cash invested: $25,172 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1344
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$37
• HOA: −$83
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $260

Break-even live

Break-even rent $896

Max offer price $89,900

Occupancy floor 74%

Sensitivity live

Price	-10% $311	-5% $285	+0% $260	+5% $234	+10% $209
Rent	-10% $163	-5% $211	+0% $260	+5% $308	+10% $357
Rate	-1.0pp $305	-0.5pp $283	base $260	+0.5pp $237	+1.0pp $213

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: poolsecurity

Listing history 19 events

1. 2026-06-22
   days on market $89,900 Active 801 DOM
2. 2026-06-18
   days on market $89,900 Active 798 DOM
3. 2026-06-17
   days on market $89,900 Active 797 DOM
4. 2026-06-16
   days on market $89,900 Active 796 DOM
5. 2026-06-15
   days on market $89,900 Active 795 DOM
6. 2026-06-13
   days on market $89,900 Active 793 DOM
7. 2026-06-10
   days on market $89,900 Active 790 DOM
8. 2026-06-09
   days on market $89,900 Active 789 DOM
9. 2026-06-08
   days on market $89,900 Active 788 DOM
10. 2026-06-07
    days on market $89,900 Active 787 DOM
11. 2026-06-05
    days on market $89,900 Active 784 DOM
12. 2026-06-03
    days on market $89,900 Active 782 DOM
13. 2026-06-01
    days on market $89,900 Active 781 DOM
14. 2026-05-31
    days on market $89,900 Active 780 DOM
15. 2026-04-13
    price $89,900
16. 2025-10-16
    price $98,000
17. 2024-09-14
    price $114,000
18. 2024-06-04
    price $119,900
19. 2024-04-11
    listed $129,900 Active

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 ≥108°F today · 23 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: $14,700
• − Mortgage interest: −$5,036
• − Property taxes: −$1,392
• − Insurance: −$450
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − HOA: −$996
• − Depreciation: −$2,615
• Taxable income: $1,860
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,672/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

-30.8% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-14 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-04 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Listed $129,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $1,392 · +15.8% YoY. Source: county tax records.