50989 Highway 27 #79 · Four Corners, FL 33897

$170,000

3 bd · 2.0 ba · 492 sqft · Manufactured public records · 3 Days on market

Built 1989 4,186 sqft lot $128/mo HOA · 7% of rent

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Newly Updated in and out , The square footage has been added and is approximately 825 under air which should be measured . Located in the quiet gated community of Bass Lake resort close to Walt Disney World. The Community features club house with exercise room, Pool tables, Two pools, Spa, Shuffle board, private boat launch, Fishing dock, Locked private storage for your boat and Rv. New wood and tile flooring throughout plus the Master bedroom has an added full bath to it includes a tile shower. The living room is open to the kitchen and is bright with many stained glass windows. The shed has a hook up for a full size washer dryer plus lots of storage space.

Key facts

• Community amenities
• Direct lake access
• 4,186 sq ft lot

Tags

• TWO SEPARATE LIVING UNITS
• DIRECT LAKE ACCESS
• COMMUNITY AMENITIES
• WELL MAINTAINED NEIGHBORHOOD

Property features AI

Finance

• Other: Property type: Residential (manufactured home); Lot size about 0.1 acre; Furnished; Total rooms: 6; Living area reported as 492 sq ft
• Financial info: Lease restrictions apply
• HOA & community: HOA: International Bass Lake Resort; Monthly HOA fee $128 (required); Association approval required; Community has street lights; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Canal/lake access for irrigation; Public sewer; Cable available and connected; High‑speed internet available; Electricity available; Fire hydrant nearby
• Home design: Manufactured home (single wide); One story; Faces west; Entry at ground level
• Construction: Metal siding; Shingle roof; Crawlspace and slab foundation; Built area approximately 492 square feet
• Exterior features: Rain gutters; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Microwave
• Bedrooms: Three bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Mini-split unit(s)
• Interior features: No notable built-in interior features listed; Irrigation equipment
• Laundry & utility: Laundry inside; Electric water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.7% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety 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); 646 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $140 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.
• Current owner paid $75k; list at $170k implies a 127% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.94×
• Total profit: $-2,642
• Equity at exit: $44,248

10-year hold

• IRR: 2.4%
• Equity multiple: 1.22×
• Total profit: $10,438
• Equity at exit: $49,261

Cash invested: $47,600 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$71
• HOA: −$128
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $194

Break-even live

Break-even rent $1,561

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $128 · $1,536/yr
• Likely covers: poolsecurity

Listing history 4 events

1. 2026-06-18
   days on market $170,000 Active 3 DOM
2. 2026-06-17
   days on market $170,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $170,000 Active 1 DOM

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 ≥107°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: $21,683
• − Mortgage interest: −$9,523
• − Property taxes: −$1,715
• − Insurance: −$850
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$1,536
• − Depreciation: −$4,945
• Taxable loss: −$355
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,416/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+227.6% since first listed

14 events — show timeline

• 2026-06-15 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-06 Sold (Public Records) $75,000 Public Records
• 2015-12-11 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-12-03 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-11-05 Price Changed $78,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-05 Price Changed $78,450 Stellar MLS as Distributed by MLS Grid
• 2015-10-29 Listed $82,980 Stellar MLS as Distributed by MLS Grid
• 2015-02-16 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-01-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-14 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-30 Sold (Public Records) $51,900 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,715 · +8.2% YoY. Source: county tax records.