454 Village Cir SW · Eagle Lake, FL 33880

$135,000

2 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 64 Days on market

Built 1988 5,998 sqft lot $55/mo HOA · 3% of rent

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own lot at this peaceful and relaxing 55 and older community This 2 bed 2 bath home features beautiful bay windows and skylights through the home that let in the light. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate shower. There are beautiful built in features throughout the home. French door open to a large screen patio. Off the patio is a air conditioned workshop that was previously used as a sewing room. Some of the upgrades of this home included are: New Rudd4 ton A/C - New Kitchen Aid Electric cook top - Whirlpool Refrigerator - Frigidaire dish washer - Whirlpool washing machine - Frigidaire microwave oven - Kenmore electric Dryer - Brand new plumbing - replaced all insulation and drywall. Schedule your private viewing today!!

Key facts

• Rain gutters
• Newer roof
• A/c

Tags

• NEWER ROOF
• A/C
• WATER SOFTENER
• REVERSE OSMOSIS SYSTEM
• RAIN GUTTERS
• LARGE SCREENED-IN LANAI

Property features AI

Finance

• Other: Homestead exempt; Furnished: negotiable; Third party listing; Directions: Take Spirit Lake Road to Village Park entrance, turn right and follow to 454 Village Circle
• Financial info: Total monthly fees $55; total annual fees $660
• HOA & community: Has HOA; monthly fee $55; Association amenities include clubhouse, pool, and shuffleboard court; Pool included in association fee; Association recreation owned; Buyer approval required; Deed restrictions; Golf carts allowed; Wheelchair access; Senior community; Pets allowed with number and size limits (max pet weight 30 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Sewer connected; Public utilities
• Home design: Residential manufactured double wide; One level; Faces east; Crawlspace foundation
• Construction: Metal frame with vinyl siding; Metal and shingle roof; Built as a manufactured home (double wide)
• Exterior features: Rain gutters; Storage; Irrigation equipment; Asphalt road access; Public maintained road

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Freezer; Refrigerator; Water filtration system
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Walk-in closets
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 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 (+2.5%/yr); 341 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $95k; 42% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,771
• Equity at exit: $20,129

10-year hold

• IRR: 13.6%
• Equity multiple: 2.06×
• Total profit: $40,256
• Equity at exit: $11,672

Cash invested: $37,800 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$708
• Tax from tax record: −$109 /mo · $1,302/yr
• Insurance: −$56
• HOA: −$55
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $464

Break-even live

Break-even rent $1,174

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $541	-5% $502	+0% $464	+5% $426	+10% $388
Rent	-10% $325	-5% $394	+0% $464	+5% $534	+10% $603
Rate	-1.0pp $532	-0.5pp $498	base $464	+0.5pp $429	+1.0pp $394

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	24d	1	0.25mi
449 Red Hawk Loop Winter Haven, FL	3.0	2.0	1109	$1,581	$1.43	4d	1	0.56mi
3992 Warbler Dr Winter Haven, FL	3.0	2.0	1632	$1,750	$1.07	15d	1	0.71mi
257 Spirit Landings Cir Winter Haven, FL	3.0	2.0	1690	$2,250	$1.33	24d	1	1.01mi
449 Kensington View Dr Winter Haven, FL	3.0	2.0	1541	$1,889	$1.23	4d	1	1.07mi
233 Kensington View Blvd Winter Haven, FL	3.0	2.0	1491	$1,975	$1.32	24d	1	1.16mi
509 Kensington View Dr Winter Haven, FL	3.0	2.0	1604	$1,809	$1.13	4d	1	1.17mi
304 Kensington View Dr Winter Haven, FL	3.0	2.0	1678	$1,889	$1.13	4d	1	1.18mi
5320 Laurel Oak Dr Winter Haven, FL	3.0	2.0	1508	$1,650	$1.09	24d	1	1.18mi
3062 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	1100	$1,323	$1.20	4d	1	1.43mi
3211 Timberline Rd Winter Haven, FL	3.0	2.0	1694	$1,845	$1.09	4d	1	1.45mi
3320 Timberline Rd W Winter Haven, FL	3.0	2.0	1316	$1,735	$1.32	4d	1	1.49mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: electricpool

Listing history 30 events

1. 2026-06-17
   status $135,000 Pending 64 DOM
2. 2026-06-17
   days on market $135,000 Active 64 DOM
3. 2026-06-16
   days on market $135,000 Active 63 DOM
4. 2026-06-15
   days on market $135,000 Active 62 DOM
5. 2026-06-13
   days on market $135,000 Active 60 DOM
6. 2026-06-10
   days on market $135,000 Active 57 DOM
7. 2026-06-09
   days on market $135,000 Active 56 DOM
8. 2026-06-08
   days on market $135,000 Active 55 DOM
9. 2026-06-07
   days on market $135,000 Active 54 DOM
10. 2026-06-05
    days on market $135,000 Active 51 DOM
11. 2026-06-03
    days on market $135,000 Active 50 DOM
12. 2026-06-03
    days on market $135,000 Active 49 DOM
13. 2026-06-01
    days on market $135,000 Active 48 DOM
14. 2026-05-31
    days on market $135,000 Active 47 DOM
15. 2026-05-14
    status Active
16. 2026-05-08
    status Pending
17. 2026-05-06
    price $135,000
18. 2026-04-08
    listed $139,000 Active
19. 2020-08-24
    soldstatus $95,000
20. 2020-08-21
    soldstatus $95,000 Sold 827-char remark

    Show marketing remark (827 chars)

    Own your own lot at this peaceful and relaxing 55 and older community This 2 bed 2 bath home features beautiful bay windows and skylights through the home that let in the light. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate shower. There are beautiful built in features throughout the home. French door open to a large screen patio. Off the patio is a air conditioned workshop that was previously used as a sewing room. Some of the upgrades of this home included are: New Rudd4 ton A/C - New Kitchen Aid Electric cook top - Whirlpool Refrigerator - Frigidaire dish washer - Whirlpool washing machine - Frigidaire microwave oven - Kenmore electric Dryer - Brand new plumbing - replaced all insulation and drywall. Schedule your private viewing today!!

21. 2020-07-24
    status Pending 827-char remark

    Show marketing remark (827 chars)

    Own your own lot at this peaceful and relaxing 55 and older community This 2 bed 2 bath home features beautiful bay windows and skylights through the home that let in the light. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate shower. There are beautiful built in features throughout the home. French door open to a large screen patio. Off the patio is a air conditioned workshop that was previously used as a sewing room. Some of the upgrades of this home included are: New Rudd4 ton A/C - New Kitchen Aid Electric cook top - Whirlpool Refrigerator - Frigidaire dish washer - Whirlpool washing machine - Frigidaire microwave oven - Kenmore electric Dryer - Brand new plumbing - replaced all insulation and drywall. Schedule your private viewing today!!

22. 2020-07-16
    listed $95,000 Active 827-char remark

    Show marketing remark (827 chars)

    Own your own lot at this peaceful and relaxing 55 and older community This 2 bed 2 bath home features beautiful bay windows and skylights through the home that let in the light. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate shower. There are beautiful built in features throughout the home. French door open to a large screen patio. Off the patio is a air conditioned workshop that was previously used as a sewing room. Some of the upgrades of this home included are: New Rudd4 ton A/C - New Kitchen Aid Electric cook top - Whirlpool Refrigerator - Frigidaire dish washer - Whirlpool washing machine - Frigidaire microwave oven - Kenmore electric Dryer - Brand new plumbing - replaced all insulation and drywall. Schedule your private viewing today!!

23. 2018-08-03
    soldstatus $76,000
24. 2018-07-31
    soldstatus $76,000 Sold 852-char remark

    Show marketing remark (852 chars)

    Own your own lot at this peaceful and relaxing 55 and older community. This 2br/2b home features beautiful bay windows in the front that let in a lot of natural light, the skylights throughout the home really brighten the atmosphere. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate walk-in shower. Walk-in closets in both bedrooms along with adjoining bathrooms. There are beautiful built-in storage features all throughout the home. The French doors in the family room leads to a screened in porch area that also leads to the utility shed. There is a shallow well for irrigation and a sprinkler system to water the lawn. Air conditioning unit has recently been updated. Sellers are leaving most large furniture pieces with the sale of the home and will include a list of items.

25. 2018-07-02
    status Pending 852-char remark

    Show marketing remark (852 chars)

    Own your own lot at this peaceful and relaxing 55 and older community. This 2br/2b home features beautiful bay windows in the front that let in a lot of natural light, the skylights throughout the home really brighten the atmosphere. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate walk-in shower. Walk-in closets in both bedrooms along with adjoining bathrooms. There are beautiful built-in storage features all throughout the home. The French doors in the family room leads to a screened in porch area that also leads to the utility shed. There is a shallow well for irrigation and a sprinkler system to water the lawn. Air conditioning unit has recently been updated. Sellers are leaving most large furniture pieces with the sale of the home and will include a list of items.

26. 2018-05-12
    price $78,900 852-char remark

    Show marketing remark (852 chars)

    Own your own lot at this peaceful and relaxing 55 and older community. This 2br/2b home features beautiful bay windows in the front that let in a lot of natural light, the skylights throughout the home really brighten the atmosphere. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate walk-in shower. Walk-in closets in both bedrooms along with adjoining bathrooms. There are beautiful built-in storage features all throughout the home. The French doors in the family room leads to a screened in porch area that also leads to the utility shed. There is a shallow well for irrigation and a sprinkler system to water the lawn. Air conditioning unit has recently been updated. Sellers are leaving most large furniture pieces with the sale of the home and will include a list of items.

27. 2018-01-22
    listed $79,900 Active 852-char remark

    Show marketing remark (852 chars)

    Own your own lot at this peaceful and relaxing 55 and older community. This 2br/2b home features beautiful bay windows in the front that let in a lot of natural light, the skylights throughout the home really brighten the atmosphere. The kitchen has an island and breakfast bar with a large pantry. The master bathroom features a garden tub and a separate walk-in shower. Walk-in closets in both bedrooms along with adjoining bathrooms. There are beautiful built-in storage features all throughout the home. The French doors in the family room leads to a screened in porch area that also leads to the utility shed. There is a shallow well for irrigation and a sprinkler system to water the lawn. Air conditioning unit has recently been updated. Sellers are leaving most large furniture pieces with the sale of the home and will include a list of items.

28. 2013-11-06
    soldstatus $60,000
29. 2013-11-04
    soldstatus $60,000
30. 2013-04-25
    listed $64,500

ⓘ 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: $1,302 · $109/mo
• Projected year-2 tax: $1,302 · $109/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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,142
• − Mortgage interest: −$7,562
• − Property taxes: −$1,302
• − Insurance: −$675
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$660
• − Depreciation: −$3,927
• Taxable income: $3,632
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,697/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C 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
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

+109.3% since first listed

16 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-24 Sold (Public Records) $95,000 Public Records
• 2020-08-21 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-16 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-03 Sold (Public Records) $76,000 Public Records
• 2018-07-31 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-12 Price Changed $78,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-22 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2013-11-06 Sold (Public Records) $60,000 Public Records
• 2013-11-04 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-25 Listed $64,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.0%/yr

Latest (2025): $1,302 · +12.1% YoY. Source: county tax records.