6633 Glen Meadow Loop · Kathleen, FL 33810

$189,990

4 bd · 2.0 ba · 1,809 sqft · Manufactured public records · 38 Days on market

Built 1999 0.62 ac 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Big Homes of Merit Manufactured Home with 1,809 SF living area. 4 Bd/2Ba with 10 X 40 Patio on back looking onto a beautifully landscaped lot with huge Live Oak trees. Need a workshop? Here it is! Huge 25 X 26 shop with electric on a concrete slab. Lots of extras for only $59,900.00! Home is move-in ready. Make an offer today and move in next week. Quick answers on any cash offers.

Key facts

• 0.62 acre lot
• Built 1999
• Listed 38 days

Property features AI

Finance

• Other: Approximately 0.62-acre lot (1/2 to less than 1 acre)
• Financial info: Homestead exemption indicated; Lease restrictions not required
• HOA & community: No HOA association indicated

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured home (double wide); Single-story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Property listed as fixer
• Exterior features: Paved road access; Lot dimensions approximately 135 x 200

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#752 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Zoned schools: Kathleen Elementary School (math 38% / reading 33%, grade F, #1,684 of 2,144 statewide, top 79%, 489 students, 63% FRL); Kathleen Middle School (math 28% / reading 28%, grade F, #486 of 571 statewide, top 86%, 821 students, 68% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 511 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 38% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $190k implies a 297% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.17% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,654
• Equity at exit: $28,328

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $30,491
• Equity at exit: $16,427

Cash invested: $53,197 (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 33810

• Rents YoY: 2.8%
• Active inventory: 511
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $433

Break-even live

Break-even rent $1,673

Max offer price $189,990

Occupancy floor 76%

Sensitivity live

Price	-10% $541	-5% $487	+0% $433	+5% $379	+10% $326
Rent	-10% $258	-5% $345	+0% $433	+5% $521	+10% $609
Rate	-1.0pp $529	-0.5pp $481	base $433	+0.5pp $384	+1.0pp $334

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   price $189,990
3. 2026-04-23
   price $199,990
4. 2026-04-03
   listed $209,990 Active
5. 2014-10-27
   soldstatus $47,900
6. 2014-10-23
   soldstatus $47,900 Sold 386-char remark

   Show marketing remark (386 chars)

   Big Homes of Merit Manufactured Home with 1,809 SF living area. 4 Bd/2Ba with 10 X 40 Patio on back looking onto a beautifully landscaped lot with huge Live Oak trees. Need a workshop? Here it is! Huge 25 X 26 shop with electric on a concrete slab. Lots of extras for only $59,900.00! Home is move-in ready. Make an offer today and move in next week. Quick answers on any cash offers.

7. 2014-06-14
   status Pending 386-char remark

   Show marketing remark (386 chars)

   Big Homes of Merit Manufactured Home with 1,809 SF living area. 4 Bd/2Ba with 10 X 40 Patio on back looking onto a beautifully landscaped lot with huge Live Oak trees. Need a workshop? Here it is! Huge 25 X 26 shop with electric on a concrete slab. Lots of extras for only $59,900.00! Home is move-in ready. Make an offer today and move in next week. Quick answers on any cash offers.

8. 2014-06-10
   historical 386-char remark

   Show marketing remark (386 chars)

   Big Homes of Merit Manufactured Home with 1,809 SF living area. 4 Bd/2Ba with 10 X 40 Patio on back looking onto a beautifully landscaped lot with huge Live Oak trees. Need a workshop? Here it is! Huge 25 X 26 shop with electric on a concrete slab. Lots of extras for only $59,900.00! Home is move-in ready. Make an offer today and move in next week. Quick answers on any cash offers.

9. 2012-12-26
   listed $57,900 386-char remark

   Show marketing remark (386 chars)

   Big Homes of Merit Manufactured Home with 1,809 SF living area. 4 Bd/2Ba with 10 X 40 Patio on back looking onto a beautifully landscaped lot with huge Live Oak trees. Need a workshop? Here it is! Huge 25 X 26 shop with electric on a concrete slab. Lots of extras for only $59,900.00! Home is move-in ready. Make an offer today and move in next week. Quick answers on any cash offers.

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $2,950 · $246/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,650
• − Mortgage interest: −$10,642
• − Property taxes: −$2,950
• − Insurance: −$950
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$5,527
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $4,641/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 — Kathleen

• Score: 62/100
• State rank: #752
• US rank: #16450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kathleen, FL
• County: Polk County · 740,051 people
• City population: 52,734
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

+228.1% since first listed

9 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $189,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $199,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $209,990 Stellar MLS as Distributed by MLS Grid
• 2014-10-27 Sold (Public Records) $47,900 Public Records
• 2014-10-23 Sold (MLS) $47,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-12-26 Listed $57,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.5%/yr

Latest (2025): $2,950 · +0.8% YoY. Source: county tax records.