138 Flamingo St · Davenport, FL 33837

$89,000

1 bd · 1.0 ba · 360 sqft · Manufactured public records · 315 Days on market

Built 1981 2,592 sqft lot $58/mo HOA · 4% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU OWN THE LAND! 1 BEDROOM/1 BATH MOBILE HOME COMPLETELY FURNISHED. DINETTE AREA IN KITCHEN, COVERED CARPORT FOR 2 CARS AND A GOLF CART, PATIO HAS LATTICE WORK BOTH SIDES FOR PRIVACY. CLOSE TO CLUBHOUSE WITH HEATED POOL, LIBRARY, POOL TABLE, LOTS OF ACTIVITIES, CRAFTS, PLAY CARDS, BINGO, EXERCISE DAYS, POOL EXERCISE, MONTHLY POT LUCK, WEDNESDAY FOR SMALL FEE GET HOT DOGS/HAMBURGERS, CHIPS, DRINKS, AND ICE CREAM! ATTACHED WORKSHOP WITH LOTS OF SHELVES AND CABINETS. HOA INCLUDES SEWER, CLUBHOUSE MAINTENANCE, PRIVATE STREETS MAINTENANCE, POOL MAINTENANCE. WATER/GARBAGE PROVIDED AND BILLED BY CITY OF DAVENPORT.

Key facts

• Cozy breakfast nook
• Attached workshop
• Move in ready

Tags

• FULLY FURNISHED
• MOVE IN READY
• COZY BREAKFAST NOOK
• PRIVATE 2 CAR COVERED CARPORT
• IN UNIT WASHER AND DRYER
• ATTACHED WORKSHOP

Property features AI

Finance

• Other: Furnished; Directions available
• Financial info: Total monthly fees $58; Total annual fees $696; Lease restrictions apply
• HOA & community: Center Crest association (monthly fee required); Monthly HOA fee $58; HOA includes pool, private road maintenance, sewer; Association amenities: clubhouse, pool, gated community, maintenance; Association approval required; Deed restrictions; Community mailbox; Golf carts allowed; Special community restrictions; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured home (single wide); One level; South-facing; Residential property
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Outdoor lighting; Other exterior features

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: 1 bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Window treatments
• Laundry & utility: Laundry room; Outside laundry access; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#423 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools D+, employment 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: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; solid renter incomes; 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 $615 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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. 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: 1.55% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.32×
• Total profit: $7,934
• Equity at exit: $13,270

10-year hold

• IRR: 14.8%
• Equity multiple: 2.02×
• Total profit: $25,452
• Equity at exit: $7,695

Cash invested: $24,920 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$113 /mo · $1,357/yr
• Insurance: −$37
• HOA: −$58
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $414

Break-even live

Break-even rent $854

Max offer price $89,000

Occupancy floor 65%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: watersewertrashpool

Listing history 43 events

1. 2026-06-18
   days on market $89,000 Active 315 DOM
2. 2026-06-17
   days on market $89,000 Active 314 DOM
3. 2026-06-16
   days on market $89,000 Active 313 DOM
4. 2026-06-15
   days on market $89,000 Active 312 DOM
5. 2026-06-13
   days on market $89,000 Active 310 DOM
6. 2026-06-10
   days on market $89,000 Active 307 DOM
7. 2026-06-09
   days on market $89,000 Active 306 DOM
8. 2026-06-08
   days on market $89,000 Active 305 DOM
9. 2026-06-07
   days on market $89,000 Active 304 DOM
10. 2026-06-05
    days on market $89,000 Active 301 DOM
11. 2026-06-03
    days on market $89,000 Active 299 DOM
12. 2026-06-01
    days on market $89,000 Active 298 DOM
13. 2026-05-31
    days on market $89,000 Active 297 DOM
14. 2026-03-16
    price $89,000
15. 2025-10-27
    price $85,000
16. 2025-08-28
    status Active
17. 2025-07-12
    listed $90,000 Active
18. 2023-01-17
    soldstatus $79,000
19. 2023-01-16
    soldstatus $74,000 Closed 616-char remark

    Show marketing remark (616 chars)

    YOU OWN THE LAND! 1 BEDROOM/1 BATH MOBILE HOME COMPLETELY FURNISHED. DINETTE AREA IN KITCHEN, COVERED CARPORT FOR 2 CARS AND A GOLF CART, PATIO HAS LATTICE WORK BOTH SIDES FOR PRIVACY. CLOSE TO CLUBHOUSE WITH HEATED POOL, LIBRARY, POOL TABLE, LOTS OF ACTIVITIES, CRAFTS, PLAY CARDS, BINGO, EXERCISE DAYS, POOL EXERCISE, MONTHLY POT LUCK, WEDNESDAY FOR SMALL FEE GET HOT DOGS/HAMBURGERS, CHIPS, DRINKS, AND ICE CREAM! ATTACHED WORKSHOP WITH LOTS OF SHELVES AND CABINETS. HOA INCLUDES SEWER, CLUBHOUSE MAINTENANCE, PRIVATE STREETS MAINTENANCE, POOL MAINTENANCE. WATER/GARBAGE PROVIDED AND BILLED BY CITY OF DAVENPORT.

20. 2022-12-20
    status Pending 616-char remark

    Show marketing remark (616 chars)

    YOU OWN THE LAND! 1 BEDROOM/1 BATH MOBILE HOME COMPLETELY FURNISHED. DINETTE AREA IN KITCHEN, COVERED CARPORT FOR 2 CARS AND A GOLF CART, PATIO HAS LATTICE WORK BOTH SIDES FOR PRIVACY. CLOSE TO CLUBHOUSE WITH HEATED POOL, LIBRARY, POOL TABLE, LOTS OF ACTIVITIES, CRAFTS, PLAY CARDS, BINGO, EXERCISE DAYS, POOL EXERCISE, MONTHLY POT LUCK, WEDNESDAY FOR SMALL FEE GET HOT DOGS/HAMBURGERS, CHIPS, DRINKS, AND ICE CREAM! ATTACHED WORKSHOP WITH LOTS OF SHELVES AND CABINETS. HOA INCLUDES SEWER, CLUBHOUSE MAINTENANCE, PRIVATE STREETS MAINTENANCE, POOL MAINTENANCE. WATER/GARBAGE PROVIDED AND BILLED BY CITY OF DAVENPORT.

21. 2022-11-28
    listed $83,000 Active 616-char remark

    Show marketing remark (616 chars)

    YOU OWN THE LAND! 1 BEDROOM/1 BATH MOBILE HOME COMPLETELY FURNISHED. DINETTE AREA IN KITCHEN, COVERED CARPORT FOR 2 CARS AND A GOLF CART, PATIO HAS LATTICE WORK BOTH SIDES FOR PRIVACY. CLOSE TO CLUBHOUSE WITH HEATED POOL, LIBRARY, POOL TABLE, LOTS OF ACTIVITIES, CRAFTS, PLAY CARDS, BINGO, EXERCISE DAYS, POOL EXERCISE, MONTHLY POT LUCK, WEDNESDAY FOR SMALL FEE GET HOT DOGS/HAMBURGERS, CHIPS, DRINKS, AND ICE CREAM! ATTACHED WORKSHOP WITH LOTS OF SHELVES AND CABINETS. HOA INCLUDES SEWER, CLUBHOUSE MAINTENANCE, PRIVATE STREETS MAINTENANCE, POOL MAINTENANCE. WATER/GARBAGE PROVIDED AND BILLED BY CITY OF DAVENPORT.

22. 2022-06-28
    soldstatus $75,000
23. 2022-06-23
    soldstatus $75,000 Closed 633-char remark

    Show marketing remark (633 chars)

    Retirement Living at it's Best!! Come see this lovely 1 bedroom 1 bath manufacture home in Beautiful Center Crest RV Park. This home is completely furnished ready for you to move right in and make yourself at home. The kitchen features wood cabinets in great condition, all white appliances, and a breakfast area with table set. You'll notice the 2 cars covered carport with plenty of room to also park your golf cart. All furniture and appliances are included along with a washer and dryer. You'll love the attached shed already equipped with tools and hardware as per the photos. Call now for a private showing of this Lovely Home!

24. 2022-05-24
    status Pending 633-char remark

    Show marketing remark (633 chars)

    Retirement Living at it's Best!! Come see this lovely 1 bedroom 1 bath manufacture home in Beautiful Center Crest RV Park. This home is completely furnished ready for you to move right in and make yourself at home. The kitchen features wood cabinets in great condition, all white appliances, and a breakfast area with table set. You'll notice the 2 cars covered carport with plenty of room to also park your golf cart. All furniture and appliances are included along with a washer and dryer. You'll love the attached shed already equipped with tools and hardware as per the photos. Call now for a private showing of this Lovely Home!

25. 2022-05-17
    listed $85,000 Active 633-char remark

    Show marketing remark (633 chars)

    Retirement Living at it's Best!! Come see this lovely 1 bedroom 1 bath manufacture home in Beautiful Center Crest RV Park. This home is completely furnished ready for you to move right in and make yourself at home. The kitchen features wood cabinets in great condition, all white appliances, and a breakfast area with table set. You'll notice the 2 cars covered carport with plenty of room to also park your golf cart. All furniture and appliances are included along with a washer and dryer. You'll love the attached shed already equipped with tools and hardware as per the photos. Call now for a private showing of this Lovely Home!

26. 2019-01-18
    soldstatus $40,000 Sold
27. 2018-12-28
    status Pending
28. 2018-12-05
    price $41,990
29. 2018-09-12
    price $45,000
30. 2018-09-12
    status Active
31. 2018-09-03
    historical
32. 2018-07-17
    price $45,500
33. 2018-06-21
    status Active
34. 2018-06-04
    status Pending
35. 2018-06-04
    status Active
36. 2018-06-02
    historical
37. 2018-01-30
    status Active
38. 2018-01-08
    status Pending
39. 2017-12-29
    price $39,900
40. 2017-11-17
    listed $41,000 Active
41. 1998-08-24
    soldstatus $25,000
42. 1997-01-30
    soldstatus $27,000
43. 1991-04-01
    soldstatus $29,000

ⓘ 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: $1,357 · $113/mo
• Projected year-2 tax: $1,357 · $113/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 ≥108°F today · 23 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: $16,533
• − Mortgage interest: −$4,985
• − Property taxes: −$1,357
• − Insurance: −$445
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − HOA: −$696
• − Depreciation: −$2,589
• Taxable income: $3,815
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $4,046/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 — Davenport

• Score: 70/100
• State rank: #423
• US rank: #7541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport, FL
• County: Polk County · 740,051 people
• City population: 104,279
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 2%

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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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

+206.9% since first listed

30 events — show timeline

• 2026-03-16 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-12 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-17 Sold (Public Records) $79,000 Public Records
• 2023-01-16 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-28 Listed $83,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-28 Sold (Public Records) $75,000 Public Records
• 2022-06-23 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-17 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-18 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-05 Price Changed $41,990 Stellar MLS as Distributed by MLS Grid
• 2018-09-12 Price Changed $45,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-07-17 Price Changed $45,500 Stellar MLS as Distributed by MLS Grid
• 2018-06-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-29 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-17 Listed $41,000 Stellar MLS as Distributed by MLS Grid
• 1998-08-24 Sold (Public Records) $25,000 Public Records
• 1997-01-30 Sold (Public Records) $27,000 Public Records
• 1991-04-01 Sold (Public Records) $29,000 Public Records

Property tax history

+60.2%/yr

Latest (2025): $1,357 · +4.4% YoY. Source: county tax records.