8 Silver Doctor Ln · Lake Wales, FL 33898

$117,500

2 bd · 1.5 ba · 208 sqft · Manufactured public records · 102 Days on market

Built 1978 4,051 sqft lot $244/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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +3.6/10.0
• 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

This two bedroom, fully furnished and turnkey home is located in the 55+ community of Saddlebag Lake Resort, where you own the land, there's no lot rent. The home has been completely renovated in the last four years, and features beautiful laminate flooring throughout, making it easy to clean and pet friendly. The main living area is very spacious, and includes a living room with electric fireplace, a kitchen with lots of counter space and adjacent full-size dining room. plus the half bath. Upstairs you'll find two cozy bedrooms for you and your guests, and a full bathroom with shower stall. There's a patio at the back for outdoor entertaining, and a shed that's large enough for all your to

Key facts

• Turnkey home
• Laminate flooring
• Completely renovated

Tags

• FULLY FURNISHED
• TURNKEY HOME
• COMPLETELY RENOVATED
• LAMINATE FLOORING
• ELECTRIC FIREPLACE
• LOTS OF COUNTER SPACE

Property features AI

Finance

• Other: Turnkey furnished; Total rooms: 5
• Financial info: Lease restrictions apply
• HOA & community: HOA: Stambaugh Inc; Monthly HOA fee approximately $244.67 (quarterly association fee also listed); Association amenities include clubhouse, fitness center, pool, tennis, pickleball and shuffleboard courts, recreation facilities, spa/hot tub, sauna, and security; Association fee includes water, sewer, and trash; Pets allowed: cats and dogs; Senior community; Golf carts allowed; Dog park on site

Exterior

• Parking: Directions indicate gated community access (call box entry)
• Security: Gated community; Association security
• Utilities: Private water source; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single wide home; Residential property; Two levels; Faces east; Located in a PUD
• Construction: Vinyl siding; Metal roof; Crawlspace and slab foundation; Built area approximately 708
• Exterior features: Rain gutters; Private water access to lagoon and lake (Saddlebag Lake)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ceiling fans; Electric living room fireplace
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $-23 ($-279/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (3.5% below list).
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% 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 $812 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,925 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 7.9

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-20,386
• Equity at exit: $17,520

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-19,115
• Equity at exit: $10,159

Cash invested: $32,900 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$49
• HOA: −$244
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-23

Break-even live

Break-even rent $1,263

Max offer price $113,399

Occupancy floor 97%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $244 · $2,928/yr
• Likely covers: electric

Listing history 14 events

1. 2026-06-18
   days on market $117,500 Active 102 DOM
2. 2026-06-17
   days on market $117,500 Active 101 DOM
3. 2026-06-16
   days on market $117,500 Active 100 DOM
4. 2026-06-15
   days on market $117,500 Active 99 DOM
5. 2026-06-13
   days on market $117,500 Active 97 DOM
6. 2026-06-10
   days on market $117,500 Active 94 DOM
7. 2026-06-09
   days on market $117,500 Active 93 DOM
8. 2026-06-08
   days on market $117,500 Active 92 DOM
9. 2026-06-07
   days on market $117,500 Active 91 DOM
10. 2026-06-05
    days on market $117,500 Active 88 DOM
11. 2026-06-03
    days on market $117,500 Active 86 DOM
12. 2026-06-01
    days on market $117,500 Active 85 DOM
13. 2026-05-31
    days on market $117,500 Active 84 DOM
14. 2026-03-08
    listed $117,500 Active

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $14,807
• − Mortgage interest: −$6,582
• − Property taxes: −$1,066
• − Insurance: −$588
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − HOA: −$2,928
• − Depreciation: −$3,418
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $236/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

1 event — show timeline

• 2026-03-08 Listed $117,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $1,066 · +19.1% YoY. Source: county tax records.