4835 Cynthia St · Eagle Lake, FL 33830

$210,000

4 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 270 Days on market

Built 1991 5,998 sqft lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your first home or investment property? You will not want to miss this opportunity to own this home with NO HOA Located in the highly desirable Bartow, Florida area near Bomber Rd. Located only 1 hour from Disney And Orlando area, as well as one hour from Tampa. This home features a newer roof, central A/C and ceiling fans. Enjoy 4 bedrooms 2 bathrooms, with one room having a private entrance. You will love the garden with cactus plants and the beautiful large trees. Extra large drive way that fits up to 4 vehicles. Do not wait, this home will not last.

Key facts

• 5,998 sq ft lot
• Built 1991
• Listed 270 days

Property features AI

Finance

• Other: Lot approx. 0.14 acres (about 0 to less than 1/4 acre)
• HOA & community: No association indicated

Exterior

• Parking: Asphalt/paved road access
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Water available and connected; Sewer available and connected
• Home design: Residential manufactured home; Single wide; One story; East-facing entry
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built on one level
• Exterior features: Outdoor lighting; Private mailbox; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating; Central air conditioning; Wall/window unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Solid wood cabinets; Family room; Inside utility; Storage rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% 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 (+2.7%/yr); 386 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k 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 270 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $210k implies a 269% 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; moderate wildfire risk; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-8,557
• Equity at exit: $31,312

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $23,471
• Equity at exit: $18,157

Cash invested: $58,800 (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 33830

• Home prices YoY: -19.8%
• Rents YoY: 2.7%
• Active inventory: 386
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $410

Break-even live

Break-even rent $1,628

Max offer price $210,000

Occupancy floor 76%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	3d	1	0.74mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	21d	1	0.75mi
2782 Pioneer Trl Eagle Lake, FL	3.0	2.0	1486	$1,940	$1.31	23d	1	0.75mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	14d	1	0.79mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	23d	1	0.84mi
1204 Deepwater Cir Eagle Lake, FL	3.0	2.0	1444	$1,900	$1.32	14d	1	0.89mi

Listing history 19 events

1. 2026-06-18
   days on market $210,000 Active 270 DOM
2. 2026-06-17
   days on market $210,000 Active 269 DOM
3. 2026-06-16
   days on market $210,000 Active 268 DOM
4. 2026-06-15
   days on market $210,000 Active 267 DOM
5. 2026-06-13
   days on market $210,000 Active 265 DOM
6. 2026-06-10
   days on market $210,000 Active 262 DOM
7. 2026-06-09
   days on market $210,000 Active 261 DOM
8. 2026-06-08
   days on market $210,000 Active 260 DOM
9. 2026-06-07
   days on market $210,000 Active 259 DOM
10. 2026-06-05
    days on market $210,000 Active 256 DOM
11. 2026-06-03
    days on market $210,000 Active 254 DOM
12. 2026-06-01
    days on market $210,000 Active 253 DOM
13. 2026-05-31
    days on market $210,000 Active 252 DOM
14. 2025-09-21
    listed $210,000 Active
15. 2016-09-27
    soldstatus $56,900
16. 2013-07-30
    soldstatus $18,500
17. 2013-07-30
    soldstatus $45,900
18. 2011-11-17
    soldstatus $11,000
19. 2004-02-17
    soldstatus $24,000

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$578/yr (+$48/mo · 49.6%)

ⓘ 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 9/10 Extreme 8 d/yr ≥107°F today · 26 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: $25,767
• − Mortgage interest: −$11,763
• − Property taxes: −$1,165
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$6,109
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $4,552/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
• City population: 4,397
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 33,740
• Household income: $63,918
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 681.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 22% Black 18% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% Other Asian/Pacific 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: ▼ -82.47%
• Current HPI: 333.3392
• Rent YoY: ▲ 2.72%
• 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

+775.0% since first listed

6 events — show timeline

• 2025-09-21 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-27 Sold (Public Records) $56,900 Public Records
• 2013-07-30 Sold (Public Records) $45,900 Public Records
• 2013-07-30 Sold (Public Records) $18,500 Public Records
• 2011-11-17 Sold (Public Records) $11,000 Public Records
• 2004-02-17 Sold (Public Records) $24,000 Public Records

Property tax history

+18.7%/yr

Latest (2025): $1,165 · +10.4% YoY. Source: county tax records.