51 Woodruff Way · Lake Wales, FL 33898

$110,000

2 bd · 2.0 ba · 286 sqft · Manufactured public records · 181 Days on market

Built 1966 4,055 sqft lot $226/mo HOA · 18% 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 +16.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +4.9/10.0
• 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

this older home is very well kept and in a super safe park with lots of amenities. shuffleboard, spa, heated pool, tennis, billiards, excercise room, a nice clubhouse and 24 hour security. the florida room has a sleeper sofa for overnight guests and all roomsare tastefully furnished. outside uti; ity building has washer and dryer accomodations. a nice lanai on the back of the home makess for peaceful evenings

Key facts

• Gated community
• Mini-split system
• New paint

Tags

• GATED COMMUNITY
• FULLY FURNISHED
• NEW PAINT
• MINI-SPLIT SYSTEM
• LARGE ISLAND
• WINDOW SEAT

Property features AI

Finance

• Other: Furnished
• Financial info: Total annual fees $2,720; Lease restrictions apply
• HOA & community: Has HOA with quarterly fees; Quarterly association fee of $680 (monthly equivalent shown as $226.67); HOA covers sewer, trash and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, shuffleboard, recreation facilities, storage, security, and optional additional fees; Dog park; Golf carts allowed; Senior community; Cats and dogs allowed

Exterior

• Security: Gated community
• Utilities: Private water; Private sewer; Electricity connected; Sewer connected; Water connected
• Home design: Residential mobile home, single wide; Two levels; Faces southwest
• Construction: Vinyl siding; Metal roof; Crawlspace and slab foundation; Built as a mobile home
• Exterior features: Patio; Awnings

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating; Central air; Mini-split unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $54 ($646/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities 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: 500 active listings in the ZIP; 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 $761 of loan paydown is wiped out by about $3k 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 181 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $110k implies a 378% 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; 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1966 — 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. 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. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 7.4

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-14,274
• Equity at exit: $16,401

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-7,518
• Equity at exit: $9,511

Cash invested: $30,800 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 500
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$46
• HOA: −$226
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $54

Break-even live

Break-even rent $1,175

Max offer price $110,000

Occupancy floor 91%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $226 · $2,712/yr
• Likely covers: poolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 181 DOM
2. 2026-06-17
   days on market $110,000 Active 180 DOM
3. 2026-06-16
   days on market $110,000 Active 179 DOM
4. 2026-06-15
   days on market $110,000 Active 178 DOM
5. 2026-06-13
   days on market $110,000 Active 176 DOM
6. 2026-06-10
   days on market $110,000 Active 173 DOM
7. 2026-06-09
   days on market $110,000 Active 172 DOM
8. 2026-06-08
   days on market $110,000 Active 171 DOM
9. 2026-06-07
   days on market $110,000 Active 170 DOM
10. 2026-06-05
    days on market $110,000 Active 167 DOM
11. 2026-06-03
    days on market $110,000 Active 165 DOM
12. 2026-06-01
    days on market $110,000 Active 164 DOM
13. 2026-05-31
    days on market $110,000 Active 163 DOM
14. 2026-03-24
    price $110,000
15. 2025-12-19
    listed $120,000 Active
16. 2010-08-24
    soldstatus $23,000 412-char remark

    Show marketing remark (412 chars)

    this older home is very well kept and in a super safe park with lots of amenities. shuffleboard, spa, heated pool, tennis, billiards, excercise room, a nice clubhouse and 24 hour security. the florida room has a sleeper sofa for overnight guests and all roomsare tastefully furnished. outside uti; ity building has washer and dryer accomodations. a nice lanai on the back of the home makess for peaceful evenings

17. 2010-01-21
    listed $29,900 412-char remark

    Show marketing remark (412 chars)

    this older home is very well kept and in a super safe park with lots of amenities. shuffleboard, spa, heated pool, tennis, billiards, excercise room, a nice clubhouse and 24 hour security. the florida room has a sleeper sofa for overnight guests and all roomsare tastefully furnished. outside uti; ity building has washer and dryer accomodations. a nice lanai on the back of the home makess for peaceful evenings

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $14,920
• − Mortgage interest: −$6,162
• − Property taxes: −$956
• − Insurance: −$550
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − HOA: −$2,712
• − Depreciation: −$3,200
• Taxable loss: −$1,047
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $897/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 — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 30,351
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 1% 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

+267.9% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-24 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-21 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $956 · +20.8% YoY. Source: county tax records.