120 Clearwater Ct · Polk City, FL 33868

$189,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 297 Days on market

Built 1991 0.27 ac lot

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready 3 Bedroom Home – No HOA! Beautifully updated 1991 manufactured home featuring 3 bedrooms, 2 baths, and 1,152 sq. ft. of comfortable living space situated on a high and dry . 27-acre lot. Step inside to find a fresh, modern feel with new interior paint, brand-new carpet & vinyl flooring, updated bathrooms, and a stylish kitchen with new cabinets. Major updates provide peace of mind, including a new roof on the home, carport, and shed, along with a new AC system and ductwork. Additional highlights include a carport, enclosed storage room, new deck, steps, skirting, and ample outdoor space to enjoy. Conveniently located in a No Flood Zone, this property has septic

Key facts

• Stylish kitchen
• New ac system
• Updated bathrooms

Tags

• MOVE IN READY
• UPDATED BATHROOMS
• STYLISH KITCHEN
• NEW ROOF
• NEW AC SYSTEM
• ENCLOSED STORAGE ROOM

Property features AI

Finance

• Other: Lot about 0.27 acre (approx. 78 x 156)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic tank sewer; Electricity connected
• Home design: Manufactured home (double wide); Residential property; One story; Northeast facing; Entry on crawlspace
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $41 ($494/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (15.4% below list).
• Recommended offer: $161k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#501 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Polk City Elementary School (math 42% / reading 41%, grade F, #1,437 of 2,144 statewide, top 68%, 606 students, 58% FRL); Jere L. Stambaugh Middle (math 23% / reading 26%, grade F, #522 of 571 statewide, top 93%, 1,127 students, 65% FRL); Tenoroc High School (math 12% / reading 25%, grade F, #568 of 667 statewide, top 85%, 1,127 students, 63% FRL) — zoned schools at 62% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: 424 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $6k 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 297 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $190k implies a 111% 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 $160,604 (15.4% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-28,178
• Equity at exit: $28,315

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-21,274
• Equity at exit: $16,419

Cash invested: $53,172 (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 33868

• Home prices YoY: -9.3%
• Active inventory: 424
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $41

Break-even live

Break-even rent $1,554

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $95	+0% $41	+5% $-13	+10% $-66
Rent	-10% $-86	-5% $-22	+0% $41	+5% $105	+10% $168
Rate	-1.0pp $137	-0.5pp $89	base $41	+0.5pp $-8	+1.0pp $-58

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Honey Bee Ln Polk City, FL	3.0	2.0	1325	$1,850	$1.40	25d	1	0.47mi
111 Palmetto Ln W Polk City, FL	2.0	1.0	990	$1,550	$1.57	5d	1	0.62mi
105 Sunshine Blvd Polk City, FL	2.0	1.5	912	$1,195	$1.31	16d	1	0.88mi

Listing history 25 events

1. 2026-06-22
   days on market $189,900 Active 297 DOM
2. 2026-06-18
   days on market $189,900 Active 294 DOM
3. 2026-06-17
   days on market $189,900 Active 293 DOM
4. 2026-06-16
   days on market $189,900 Active 292 DOM
5. 2026-06-15
   pricedays on market $189,900 Active 291 DOM
6. 2026-06-13
   days on market $194,900 Active 289 DOM
7. 2026-06-10
   days on market $194,900 Active 286 DOM
8. 2026-06-09
   days on market $194,900 Active 285 DOM
9. 2026-06-08
   days on market $194,900 Active 284 DOM
10. 2026-06-07
    days on market $194,900 Active 283 DOM
11. 2026-06-05
    days on market $194,900 Active 280 DOM
12. 2026-06-03
    days on market $194,900 Active 278 DOM
13. 2026-06-01
    days on market $194,900 Active 277 DOM
14. 2026-05-31
    days on market $194,900 Active 276 DOM
15. 2026-05-15
    price $194,900
16. 2026-05-01
    price $196,900
17. 2026-03-23
    price $197,900
18. 2026-03-05
    price $199,900
19. 2025-11-05
    price $204,900
20. 2025-10-15
    price $209,900
21. 2025-09-24
    price $214,900
22. 2025-09-12
    price $219,900
23. 2025-08-28
    listed $224,900 Active
24. 2025-05-08
    soldstatus $90,000
25. 2025-04-02
    listed $50,000

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $1,832 · $153/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $19,272
• − Mortgage interest: −$10,637
• − Property taxes: −$1,832
• − Insurance: −$950
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,524
• Taxable loss: −$2,754
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $1,155/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 — Polk City

• Score: 68/100
• State rank: #501
• US rank: #9243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,676

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 14% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 11% Dominican 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 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: ▼ -33.52%
• Current HPI: 325.6917
• 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

+289.8% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $196,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $197,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Sold (Public Records) $90,000 Public Records
• 2025-04-02 Listed $50,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.7%/yr

Latest (2025): $1,832 · +11.3% YoY. Source: county tax records.