50989 Highway 27 #230 · Four Corners, FL 33897

$198,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 799 Days on market

Built 2004 3,311 sqft lot $230/mo HOA · 10% 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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.4/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

This 3 bedroom 2 bath home with 4th bedroom or office boasts 1,512 sq. ft, large living room and dining rooms, a split floor plan, and walk in closets in all bedrooms. Enjoy the peaceful afternoons out on your wrap aroound deck or take your boat out on the tranquil lake then cook up a nice barbecue lakeside. Bass Lake Resort offers lake access with dock, RV and boat storage, two ponds, picnic area, two pools, hot tub, and fitness room. It is conveniently located off of US 27 and within minutes of hospitals, shopping, and restaurants, bars, Disney World, Universal Studios, and Sea World.

Key facts

• 3,311 sq ft lot
• Community pool
• Built 2004

Property features AI

Finance

• Other: Property type: Residential (manufactured home); Lot approximately 0.08 acres (about 0 to less than 1/4 acre); Lake access
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA $230; HOA includes common area taxes, pool, escrow reserves, grounds maintenance, recreational facilities, sewer and water; Community amenities: clubhouse, fitness center, pool, playground, shuffleboard court; Pets allowed; Golf carts allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces south
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety 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 soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $163 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 799 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $72k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 21% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 799 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 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?
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: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.85×
• Total profit: $-8,430
• Equity at exit: $51,536

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-238
• Equity at exit: $57,375

Cash invested: $55,440 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$82
• HOA: −$230
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $147

Break-even live

Break-even rent $2,076

Max offer price $198,000

Occupancy floor 88%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Washington Palm Loop Davenport, FL	3.0	2.0	1764	$1,525	$0.86	14d	1	0.26mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	0.27mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	23d	1	0.27mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	3d	15	0.31mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	0.32mi
722 Washington Palm Loop Davenport, FL	3.0	2.5	1811	$1,550	$0.86	23d	1	0.33mi
103 Coconut Palm Way Davenport, FL	3.0	2.0	1881	$1,525	$0.81	3d	1	0.44mi
1009 Lake Davenport Blvd Davenport, FL	3.0	2.0	1630	$2,199	$1.35	14d	1	0.45mi
629 Allison Ave Davenport, FL	3.0	2.0	1524	$2,500	$1.64	23d	1	0.45mi
511 Coconut Palm Way Davenport, FL	3.0	2.0	1811	$1,700	$0.94	14d	1	0.47mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	14d	1	0.48mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	2d	1	0.49mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	0.49mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	0.50mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	0.50mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	0.53mi
625 Rochester Loop Davenport, FL	4.0	2.0	1895	$2,350	$1.24	23d	1	0.59mi
605 Blake Ave Davenport, FL	4.0	2.0	1855	$2,200	$1.19	23d	1	0.60mi
750 Kettering Rd Davenport, FL	4.0	3.0	1960	$2,550	$1.30	23d	1	0.67mi
730 Kettering Rd Davenport, FL	4.0	3.0	1960	$3,200	$1.63	23d	1	0.68mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	0.68mi
183 Jocelyn Dr Davenport, FL	4.0	2.0	1874	$2,400	$1.28	18d	1	0.68mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	0.69mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$3,400	$2.52	14d	83	0.70mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	3d	1	0.72mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	3d	35	0.74mi
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	23d	1	0.80mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,506	$2.45	14d	21	0.81mi
740 Brunello Dr Unit 1018164P Davenport, FL	4.0	3.5	1754	$2,806	$1.60	18d	1	0.82mi
136 Grantham Dr Davenport, FL	3.0	2.0	1799	$1,995	$1.11	3d	1	0.87mi
1560 Chelsea Dr Davenport, FL	3.0	2.5	1528	$2,100	$1.37	23d	1	0.90mi
712 Brayton Ln Davenport, FL	4.0	2.0	1925	$2,180	$1.13	3d	1	0.92mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$2,024	$1.91	3d	22	0.96mi
500 Highgate Park Blvd Davenport, FL	4.0	3.0	1830	$2,500	$1.37	23d	1	0.97mi
906 Berwick Dr Davenport, FL	3.0	2.0	1527	$2,600	$1.70	18d	1	0.97mi
1536 Mirabella Cir Unit 1536 Davenport, FL	3.0	2.5	1567	$2,100	$1.34	23d	1	0.98mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	0.99mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$2,495	$1.78	3d	13	1.00mi
1513 Mirabella Cir Davenport, FL	3.0	2.5	1594	$1,950	$1.22	23d	1	1.01mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	14d	1	1.02mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-13
   statusdays on market $198,000 Pending 799 DOM
2. 2026-06-10
   days on market $198,000 Active 797 DOM
3. 2026-06-08
   days on market $198,000 Active 796 DOM
4. 2026-06-07
   pricedays on market $198,000 Active 795 DOM
5. 2026-06-05
   days on market $215,000 Active 792 DOM
6. 2026-06-03
   days on market $215,000 Active 790 DOM
7. 2026-06-01
   days on market $215,000 Active 789 DOM
8. 2026-05-31
   days on market $215,000 Active 788 DOM
9. 2026-05-06
   price $215,000
10. 2025-07-09
    status Active
11. 2025-07-08
    historical
12. 2025-03-28
    price $229,900
13. 2024-10-15
    price $239,000
14. 2024-08-19
    price $255,000
15. 2024-07-15
    status Active
16. 2024-04-05
    price $264,900
17. 2024-01-31
    listed $270,000 Active
18. 2022-02-04
    soldstatus $164,000
19. 2022-01-31
    soldstatus $164,000 Closed 594-char remark

    Show marketing remark (594 chars)

    This 3 bedroom 2 bath home with 4th bedroom or office boasts 1,512 sq. ft, large living room and dining rooms, a split floor plan, and walk in closets in all bedrooms. Enjoy the peaceful afternoons out on your wrap aroound deck or take your boat out on the tranquil lake then cook up a nice barbecue lakeside. Bass Lake Resort offers lake access with dock, RV and boat storage, two ponds, picnic area, two pools, hot tub, and fitness room. It is conveniently located off of US 27 and within minutes of hospitals, shopping, and restaurants, bars, Disney World, Universal Studios, and Sea World.

20. 2021-11-19
    status Pending 594-char remark

    Show marketing remark (594 chars)

    This 3 bedroom 2 bath home with 4th bedroom or office boasts 1,512 sq. ft, large living room and dining rooms, a split floor plan, and walk in closets in all bedrooms. Enjoy the peaceful afternoons out on your wrap aroound deck or take your boat out on the tranquil lake then cook up a nice barbecue lakeside. Bass Lake Resort offers lake access with dock, RV and boat storage, two ponds, picnic area, two pools, hot tub, and fitness room. It is conveniently located off of US 27 and within minutes of hospitals, shopping, and restaurants, bars, Disney World, Universal Studios, and Sea World.

21. 2021-11-03
    price $180,000 594-char remark

    Show marketing remark (594 chars)

    This 3 bedroom 2 bath home with 4th bedroom or office boasts 1,512 sq. ft, large living room and dining rooms, a split floor plan, and walk in closets in all bedrooms. Enjoy the peaceful afternoons out on your wrap aroound deck or take your boat out on the tranquil lake then cook up a nice barbecue lakeside. Bass Lake Resort offers lake access with dock, RV and boat storage, two ponds, picnic area, two pools, hot tub, and fitness room. It is conveniently located off of US 27 and within minutes of hospitals, shopping, and restaurants, bars, Disney World, Universal Studios, and Sea World.

22. 2021-10-19
    listed $190,000 Active 594-char remark

    Show marketing remark (594 chars)

    This 3 bedroom 2 bath home with 4th bedroom or office boasts 1,512 sq. ft, large living room and dining rooms, a split floor plan, and walk in closets in all bedrooms. Enjoy the peaceful afternoons out on your wrap aroound deck or take your boat out on the tranquil lake then cook up a nice barbecue lakeside. Bass Lake Resort offers lake access with dock, RV and boat storage, two ponds, picnic area, two pools, hot tub, and fitness room. It is conveniently located off of US 27 and within minutes of hospitals, shopping, and restaurants, bars, Disney World, Universal Studios, and Sea World.

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $3,473 · $289/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 ≥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: $27,155
• − Mortgage interest: −$11,091
• − Property taxes: −$3,473
• − Insurance: −$990
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$2,760
• − Depreciation: −$5,760
• Taxable loss: −$1,264
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $2,073/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+13.2% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-15 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-05 Price Changed $264,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-31 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-04 Sold (Public Records) $164,000 Public Records
• 2022-01-31 Sold (MLS) $164,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-03 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Listed $190,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+21.9%/yr

Latest (2025): $3,473 · +23.8% YoY. Source: county tax records.