251 Patterson Rd Unit C44 · Haines City, FL 33844

$100,000

1 bd · 1.0 ba · 396 sqft · Manufactured public records · 319 Days on market

Built 1984 5,097 sqft lot $80/mo HOA · 7% of rent

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• 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 MLS

FLORIDA LIFESTYLE AT IT'S BEST!!! 55+COMMUNITY AND OWN YOUR LAND! 1B/1B CORNER LOT, FURNISHED AND MOVE-IN READY. Bonus Florida Room all under HVAC. Inside Laundry with newer Washer/Dryer. Updated plumbing, new water heater, new carpet, freshly interior paint, new window blinds throughout the house along with a new window in LR. Shed on property also for EXTRA STORAGE. Community offers the SOLAR HEATED POOL, Recreational Building, Mini Putt Putt Golf, Bocce Ball, Pickle Ball, Shuffleboard and so much more! GATED COMMUNITY with two entrances. Close to Restaurants/Shopping/Medical/Major Highways that lead you to Florida Theme Parks and East/West BEACHES! Dogs allowed with this property. Call today for your private showing.

Key facts

• Gated community
• Corner-lot home
• Florida room

Tags

• GATED COMMUNITY
• CORNER-LOT HOME
• FLORIDA ROOM
• INSIDE LAUNDRY
• UPDATED PLUMBING
• OUTDOOR SHED

Property features AI

Finance

• Other: Directions: From I-4, exit 55, go south to Haines City, turn left onto Patterson Road, enter West View Ridge Resort to your right, left onto Avenue C, property is on your left.
• Financial info: Total monthly fees $80.83; Total annual fees $969.96; Lease restrictions apply
• HOA & community: HOA required (monthly fee $80.83); Pool included in association amenities; Association covers pool, escrow reserves, grounds maintenance, private road, recreational facilities, and trash; Association approval required; Senior community; Pets allowed (cats and dogs); Community features include pool, street lights, golf carts allowed, and owned association recreation

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Manufactured home (single wide); One level; Southeast facing
• Construction: Metal frame construction; Vinyl siding; Metal roof; Crawlspace foundation; Built on one level
• Exterior features: Outdoor lighting; Storage

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Concrete; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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: schools 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 rising (+1.2%/yr); 1333 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 $691 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 319 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 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: 1.20% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 6.9

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-6,988
• Equity at exit: $14,910

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $146
• Equity at exit: $8,646

Cash invested: $28,000 (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: 1333
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$42
• HOA: −$80
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $178

Break-even live

Break-even rent $975

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $235	-5% $206	+0% $178	+5% $150	+10% $121
Rent	-10% $83	-5% $130	+0% $178	+5% $225	+10% $273
Rate	-1.0pp $228	-0.5pp $203	base $178	+0.5pp $152	+1.0pp $126

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: waterpoolsecurity

Listing history 32 events

1. 2026-06-18
   days on market $100,000 Active 319 DOM
2. 2026-06-17
   days on market $100,000 Active 318 DOM
3. 2026-06-16
   days on market $100,000 Active 317 DOM
4. 2026-06-15
   days on market $100,000 Active 316 DOM
5. 2026-06-13
   days on market $100,000 Active 314 DOM
6. 2026-06-10
   days on market $100,000 Active 311 DOM
7. 2026-06-09
   days on market $100,000 Active 310 DOM
8. 2026-06-08
   days on market $100,000 Active 309 DOM
9. 2026-06-07
   days on market $100,000 Active 308 DOM
10. 2026-06-05
    days on market $100,000 Active 305 DOM
11. 2026-06-03
    days on market $100,000 Active 303 DOM
12. 2026-06-01
    days on market $100,000 Active 302 DOM
13. 2026-05-31
    days on market $100,000 Active 301 DOM
14. 2025-10-29
    price $100,000
15. 2025-08-26
    status Active
16. 2025-08-26
    price $115,000
17. 2025-07-11
    listed $120,000 Active
18. 2024-02-14
    historical
19. 2023-05-25
    listed $140,000 Active
20. 2022-05-27
    soldstatus $70,000
21. 2022-05-20
    soldstatus $70,000 Closed 729-char remark

    Show marketing remark (729 chars)

    FLORIDA LIFESTYLE AT IT'S BEST!!! 55+COMMUNITY AND OWN YOUR LAND! 1B/1B CORNER LOT, FURNISHED AND MOVE-IN READY. Bonus Florida Room all under HVAC. Inside Laundry with newer Washer/Dryer. Updated plumbing, new water heater, new carpet, freshly interior paint, new window blinds throughout the house along with a new window in LR. Shed on property also for EXTRA STORAGE. Community offers the SOLAR HEATED POOL, Recreational Building, Mini Putt Putt Golf, Bocce Ball, Pickle Ball, Shuffleboard and so much more! GATED COMMUNITY with two entrances. Close to Restaurants/Shopping/Medical/Major Highways that lead you to Florida Theme Parks and East/West BEACHES! Dogs allowed with this property. Call today for your private showing.

22. 2022-04-18
    status Pending 729-char remark

    Show marketing remark (729 chars)

    FLORIDA LIFESTYLE AT IT'S BEST!!! 55+COMMUNITY AND OWN YOUR LAND! 1B/1B CORNER LOT, FURNISHED AND MOVE-IN READY. Bonus Florida Room all under HVAC. Inside Laundry with newer Washer/Dryer. Updated plumbing, new water heater, new carpet, freshly interior paint, new window blinds throughout the house along with a new window in LR. Shed on property also for EXTRA STORAGE. Community offers the SOLAR HEATED POOL, Recreational Building, Mini Putt Putt Golf, Bocce Ball, Pickle Ball, Shuffleboard and so much more! GATED COMMUNITY with two entrances. Close to Restaurants/Shopping/Medical/Major Highways that lead you to Florida Theme Parks and East/West BEACHES! Dogs allowed with this property. Call today for your private showing.

23. 2022-04-01
    listed $78,900 Active 729-char remark

    Show marketing remark (729 chars)

    FLORIDA LIFESTYLE AT IT'S BEST!!! 55+COMMUNITY AND OWN YOUR LAND! 1B/1B CORNER LOT, FURNISHED AND MOVE-IN READY. Bonus Florida Room all under HVAC. Inside Laundry with newer Washer/Dryer. Updated plumbing, new water heater, new carpet, freshly interior paint, new window blinds throughout the house along with a new window in LR. Shed on property also for EXTRA STORAGE. Community offers the SOLAR HEATED POOL, Recreational Building, Mini Putt Putt Golf, Bocce Ball, Pickle Ball, Shuffleboard and so much more! GATED COMMUNITY with two entrances. Close to Restaurants/Shopping/Medical/Major Highways that lead you to Florida Theme Parks and East/West BEACHES! Dogs allowed with this property. Call today for your private showing.

24. 2022-02-04
    status Pending
25. 2022-02-04
    historical
26. 2021-12-16
    listed $69,900 Active
27. 2018-01-11
    historical
28. 2017-11-13
    listed $45,900 Active
29. 2014-05-07
    soldstatus $32,000 Sold
30. 2014-04-04
    status Active
31. 2014-04-01
    historical
32. 2013-09-27
    listed $34,900 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: $1,494 · $125/mo
• Projected year-2 tax: $1,494 · $125/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: $14,408
• − Mortgage interest: −$5,602
• − Property taxes: −$1,494
• − Insurance: −$500
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − HOA: −$960
• − Depreciation: −$2,909
• Taxable income: $638
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $1,982/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

+186.5% since first listed

19 events — show timeline

• 2025-10-29 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-27 Sold (Public Records) $70,000 Public Records
• 2022-05-20 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-01 Listed $78,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-12-16 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-11-13 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-09-27 Listed $34,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2025): $1,494 · +20.1% YoY. Source: county tax records.