2 Woodruff Way · Lake Wales, FL 33898

$87,000

1 bd · 2.0 ba · 364 sqft · Manufactured public records · 354 Days on market

Built 1982 6,081 sqft lot $226/mo HOA · 20% 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 +17.2/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

MAJOR PRICE DROP! Your oasis in the sun awaits! This one bedroom, TWO bathroom home comes furnished and turnkey, and it's move-in ready. Located in the premier 55+ community of Saddlebag Lake Resort, a hidden gem in central Florida, this is a park model home. Laminate flooring throughout makes for easy cleaning and pet friendliness. The kitchen and bathrooms have solid surface counter tops. Recent upgrades include a new electrical panel, new AC duct work and fan motor (2024) and new water heater (2023). The metal roof is insulated, for maximum comfort. There's a BONUS room that can be used as an office space, craft room, etc and doubles as an inside laundry room. The Florida room at the bac

Key facts

• Laminate flooring
• New ac duct work
• New water heater

Tags

• PARK MODEL HOME
• LAMINATE FLOORING
• SOLID SURFACE COUNTER TOPS
• NEW ELECTRICAL PANEL
• NEW AC DUCT WORK
• NEW WATER HEATER

Property features AI

Finance

• Other: Quarterly association fee listed; Total annual fees reported
• HOA & community: HOA required; Monthly HOA approximately $226.67 (Quarterly fee shown: $680); HOA includes water, sewer and trash; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, shuffleboard, spa/hot tub, sauna, recreation facilities, security; Dog park on site; Golf carts allowed; Senior community; Pets allowed; Turnkey / furnished

Exterior

• Parking: Parking available (see community for details)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; Residential property; Two levels; Faces southwest
• Construction: Vinyl siding; Metal roof; Crawlspace and slab foundation; Built on 0.14 acre lot
• Exterior features: Rear porch; Other exterior features; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Solid surface counters; Gated community
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $62 ($750/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (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 $601 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 354 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $87k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 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 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. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 6.5

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-9,964
• Equity at exit: $12,972

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-2,930
• Equity at exit: $7,522

Cash invested: $24,360 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$36
• HOA: −$226
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $62

Break-even live

Break-even rent $1,042

Max offer price $87,000

Occupancy floor 89%

Sensitivity live

Price	-10% $112	-5% $87	+0% $62	+5% $38	+10% $13
Rent	-10% $-26	-5% $18	+0% $62	+5% $107	+10% $151
Rate	-1.0pp $106	-0.5pp $85	base $62	+0.5pp $40	+1.0pp $17

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 17 events

1. 2026-06-18
   days on market $87,000 Active 354 DOM
2. 2026-06-17
   days on market $87,000 Active 353 DOM
3. 2026-06-16
   days on market $87,000 Active 352 DOM
4. 2026-06-15
   days on market $87,000 Active 351 DOM
5. 2026-06-13
   days on market $87,000 Active 349 DOM
6. 2026-06-10
   days on market $87,000 Active 346 DOM
7. 2026-06-09
   days on market $87,000 Active 345 DOM
8. 2026-06-08
   days on market $87,000 Active 344 DOM
9. 2026-06-07
   days on market $87,000 Active 343 DOM
10. 2026-06-05
    days on market $87,000 Active 340 DOM
11. 2026-06-03
    days on market $87,000 Active 338 DOM
12. 2026-06-01
    days on market $87,000 Active 337 DOM
13. 2026-05-31
    days on market $87,000 Active 336 DOM
14. 2026-03-23
    price $87,000
15. 2025-12-18
    price $110,000
16. 2025-06-29
    listed $123,900 Active
17. 2008-09-02
    soldstatus $49,900

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 · 22 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: $13,448
• − Mortgage interest: −$4,873
• − Property taxes: −$1,252
• − Insurance: −$435
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − HOA: −$2,712
• − Depreciation: −$2,531
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $872/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

+74.3% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Listed $123,900 Stellar MLS as Distributed by MLS Grid
• 2008-09-02 Sold (Public Records) $49,900 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,252 · +17.4% YoY. Source: county tax records.