5226 Island View Cir N · Polk City, FL 33868

$250,000

2 bd · 2.5 ba · 1,536 sqft · Manufactured public records · 105 Days on market

Built 1997 8,359 sqft lot $100/mo HOA · 5% of rent

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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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• 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 MLS

Beautiful 2 Bedroom 2 Bath 1998 Palm Harbor in immaculate condition. The Home rests on it's own Concrete Pad and has Brick Underpinning. Like to Fish, This Home overlooks a beautiful Canal and has it's own dock to fish off of. What a view. Keep your Motorhome under it's own 14'9'X62' Motorhome Port. Enjoy the 12'X24' workshop with an additional 12'X24' area upstairs. Great area for storage, or Studio. Shop is Air Conditioned also. Mount Olive Shores is conviently located in Central Florid close to Attractions like Disney, Universal Studio's, Cypress Gardens, Sea World, Epcot, MGM Studios, Busch Gardens, Fantasy of Flight, and a host of other attractions. Nearby Lakeland was recently voted one of the top ten cities to live in the South. You are only 15 minutes from The Lakeland Regional Medical Center, The Watson Clinic, and the new Cancer Center. We have it all, right here in Central Florida. Come and enjoy the Florida Lifestyle. We do.

Key facts

• Gated community
• New metal roof
• New a/c system

Tags

• WATERFRONT PROPERTY
• GATED COMMUNITY
• OVERSIZED RV PORT
• NEW METAL ROOF
• UPDATED ANCHORING SYSTEM
• NEW A/C SYSTEM

Property features AI

Finance

• Other: Partially furnished; Lot approximately 0.19 acres (private maintained asphalt road access)
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $100.42 (annual total $1,205); HOA required; association amenities include clubhouse, gated entry, recreational facilities, private road, and trash service; Association handles grounds maintenance and management; Deed-restricted community with street lights; golf carts allowed; fence restrictions

Exterior

• Parking: RV carport
• Security: Gated community (community amenity)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone available; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Single-story; Southeast facing; Entry on one level
• Construction: Vinyl siding; Frame construction; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Hurricane shutters; Private mailbox; Rain gutters; Exterior storage

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Window treatments; 10 total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (12.0% below list).
• Recommended offer: $220k (12.0% 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: 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: 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 105 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $145k; list at $250k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $220,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.88% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.5

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-41,232
• Equity at exit: $37,276

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-36,703
• Equity at exit: $21,615

Cash invested: $70,000 (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 33868

• Home prices YoY: -9.3%
• Active inventory: 422
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$235 /mo · $2,818/yr
• Insurance: −$104
• HOA: −$100
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-12

Break-even live

Break-even rent $2,215

Max offer price $247,868

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8755 Rindge Rd Polk City, FL	3.0	2.0	2144	$2,200	$1.03	14d	1	0.24mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 19 events

1. 2026-06-18
   days on market $250,000 Active 105 DOM
2. 2026-06-17
   days on market $250,000 Active 104 DOM
3. 2026-06-16
   days on market $250,000 Active 103 DOM
4. 2026-06-15
   days on market $250,000 Active 102 DOM
5. 2026-06-13
   days on market $250,000 Active 100 DOM
6. 2026-06-10
   days on market $250,000 Active 97 DOM
7. 2026-06-09
   days on market $250,000 Active 96 DOM
8. 2026-06-08
   days on market $250,000 Active 95 DOM
9. 2026-06-07
   days on market $250,000 Active 94 DOM
10. 2026-06-05
    days on market $250,000 Active 91 DOM
11. 2026-06-03
    days on market $250,000 Active 89 DOM
12. 2026-06-01
    days on market $250,000 Active 88 DOM
13. 2026-05-31
    days on market $250,000 Active 87 DOM
14. 2026-03-05
    listed $250,000 Active
15. 2009-12-31
    soldstatus $145,000
16. 2005-07-14
    soldstatus $177,000
17. 2005-07-12
    soldstatus $177,000 950-char remark

    Show marketing remark (950 chars)

    Beautiful 2 Bedroom 2 Bath 1998 Palm Harbor in immaculate condition. The Home rests on it's own Concrete Pad and has Brick Underpinning. Like to Fish, This Home overlooks a beautiful Canal and has it's own dock to fish off of. What a view. Keep your Motorhome under it's own 14'9'X62' Motorhome Port. Enjoy the 12'X24' workshop with an additional 12'X24' area upstairs. Great area for storage, or Studio. Shop is Air Conditioned also. Mount Olive Shores is conviently located in Central Florid close to Attractions like Disney, Universal Studio's, Cypress Gardens, Sea World, Epcot, MGM Studios, Busch Gardens, Fantasy of Flight, and a host of other attractions. Nearby Lakeland was recently voted one of the top ten cities to live in the South. You are only 15 minutes from The Lakeland Regional Medical Center, The Watson Clinic, and the new Cancer Center. We have it all, right here in Central Florida. Come and enjoy the Florida Lifestyle. We do.

18. 2005-04-28
    listed $179,900 950-char remark

    Show marketing remark (950 chars)

    Beautiful 2 Bedroom 2 Bath 1998 Palm Harbor in immaculate condition. The Home rests on it's own Concrete Pad and has Brick Underpinning. Like to Fish, This Home overlooks a beautiful Canal and has it's own dock to fish off of. What a view. Keep your Motorhome under it's own 14'9'X62' Motorhome Port. Enjoy the 12'X24' workshop with an additional 12'X24' area upstairs. Great area for storage, or Studio. Shop is Air Conditioned also. Mount Olive Shores is conviently located in Central Florid close to Attractions like Disney, Universal Studio's, Cypress Gardens, Sea World, Epcot, MGM Studios, Busch Gardens, Fantasy of Flight, and a host of other attractions. Nearby Lakeland was recently voted one of the top ten cities to live in the South. You are only 15 minutes from The Lakeland Regional Medical Center, The Watson Clinic, and the new Cancer Center. We have it all, right here in Central Florida. Come and enjoy the Florida Lifestyle. We do.

19. 1997-10-23
    soldstatus $22,000

ⓘ 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: $2,818 · $235/mo
• Projected year-2 tax: $2,818 · $235/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$14,004
• − Property taxes: −$2,818
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$1,200
• − Depreciation: −$7,273
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $904/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

+1036.4% since first listed

6 events — show timeline

• 2026-03-05 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-31 Sold (Public Records) $145,000 Public Records
• 2005-07-14 Sold (Public Records) $177,000 Public Records
• 2005-07-12 Sold (MLS) $177,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-28 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 1997-10-23 Sold (Public Records) $22,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,818 · +4.1% YoY. Source: county tax records.