1610 Reynolds Rd #72 · Crystal Lake, FL 33801

$159,900

3 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 154 Days on market

Built 1976 8,782 sqft lot $59/mo HOA · 3% 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this beautifully updated manufactured home in Citrus Woods Estates, a highly desirable 55+ community in Central Florida known for its active lifestyle and low maintenance living. This move-in-ready, fully furnished home offers exceptional value with major updates already completed, making it a standout option for buyers seeking affordable retirement homes in Florida or a seasonal second home. Recent upgrades provide true peace of mind, including a new roof (2025), updated AC system (2023), and plumbing improvements (2023). Inside, you’ll find updated countertops (2023), energy efficient windows (2022), and fresh interior paint complet

Key facts

• Plumbing updated
• Meaningful updates
• Ac system updated

Tags

• MEANINGFUL UPDATES
• ROOF REPLACED
• AC SYSTEM UPDATED
• PLUMBING UPDATED
• COUNTER TOPS REPLACED
• WINDOWS REPLACED

Property features AI

Finance

• Other: Partially furnished; Total living area about 1,464; Lot about 0.2 acre (approx. 63 x 139); Mature landscaping
• HOA & community: Citrus Woods Property Owners Association; HOA required — $710 annually (approx. $59.17/month); Community clubhouse; Community pool; Recreation facilities; Deed restrictions; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Residential mobile home (double wide); Single-story; Faces southwest; Entry on side porch
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Side porch; Chain link fence; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry room (outside access)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, 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 (+1.1%/yr); 253 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/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 $5k 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 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.14% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-13,515
• Equity at exit: $23,842

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,916
• Equity at exit: $13,825

Cash invested: $44,772 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$839
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$67
• HOA: −$59
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $248

Break-even live

Break-even rent $1,510

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $339	-5% $294	+0% $248	+5% $203	+10% $158
Rent	-10% $104	-5% $176	+0% $248	+5% $321	+10% $393
Rate	-1.0pp $329	-0.5pp $289	base $248	+0.5pp $207	+1.0pp $165

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	15d	1	0.58mi
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	4d	1	0.72mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	24d	1	0.79mi
521 Skyline Dr E Lakeland, FL	3.0	2.0	1260	$2,300	$1.83	4d	1	0.81mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	14d	1	1.22mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	12d	1	1.22mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	15d	1	1.35mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	24d	1	1.50mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 16 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   price $159,900
3. 2026-04-01
   price $164,900
4. 2026-03-09
   price $174,900
5. 2025-11-26
   listed $179,900 Active
6. 2025-11-20
   historical
7. 2025-10-14
   status Active
8. 2025-10-11
   historical
9. 2025-08-12
   status Active
10. 2025-08-01
    status Pending
11. 2025-07-25
    status Active
12. 2025-07-18
    status Pending
13. 2025-06-10
    price $184,900
14. 2025-04-11
    listed $189,900 Active
15. 2022-04-07
    soldstatus $150,000
16. 2013-11-07
    soldstatus $45,600

ⓘ 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: $2,747 · $229/mo
• Projected year-2 tax: $2,747 · $229/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,897
• − Mortgage interest: −$8,957
• − Property taxes: −$2,747
• − Insurance: −$800
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$708
• − Depreciation: −$4,652
• Taxable income: $531
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,855/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+250.7% since first listed

16 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-07 Sold (Public Records) $150,000 Public Records
• 2013-11-07 Sold (Public Records) $45,600 Public Records

Property tax history

+11.0%/yr

Latest (2025): $2,747 · +8.7% YoY. Source: county tax records.