1760 Poppy Cir · Lakeland, FL 33803

$75,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 272 Days on market

Built 1992

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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
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1992 Palm Harbor Manufactured Home is located in the premier Ariana Village 55+ Gated Community. This charming 2 Bedroom, 2 Bath manufactured home is the perfect blend of comfort, convenience and a maintenance-free lifestyle. It features: new laminate flooring thru out, roof, refrigerator, washing machine, completely enclosed Florida room with new windows and door, been re-painted inside from top to bottom. Also has an attached shed which has hot and cold water, cover driveway and comes completely furnished, just need your clothes and toothbrush. Park has pool, jacuzzi, club house with library, exercise equipment, pool table and more. Great place to call home! Call 863-510-1896 for an

Key facts

• Covered driveway
• Attached shed
• Built 1992

Tags

• NEW LAMINATE FLOORING
• ATTACHED SHED
• COVERED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment 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 soft (-0.1%/yr); 223 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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. 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: 1.94% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.10%
• DSCR: 2.61
• GRM: 4.3

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: 28.4%
• Equity multiple: 2.14×
• Total profit: $23,837
• Equity at exit: $11,183

10-year hold

• IRR: 34.0%
• Equity multiple: 3.67×
• Total profit: $56,167
• Equity at exit: $6,485

Cash invested: $21,000 (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 33803

• Home prices YoY: -26.4%
• Rents YoY: -0.1%
• Active inventory: 223
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $632

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 W Highland St Unit 2208 Lakeland, FL	2.0	1.0	756	$1,125	$1.49	10d	1	0.39mi
1618 Wayman St Lakeland, FL	3.0	1.0	994	$1,750	$1.76	23d	1	0.56mi
607 Kansas Ave Lakeland, FL	2.0	1.0	829	$1,150	$1.39	23d	1	0.57mi
457 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,095	$1.46	2d	1	0.59mi
455 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,199	$1.60	18d	1	0.60mi
524 Montana Ave Lakeland, FL	2.0	1.0	817	$1,300	$1.59	23d	1	0.62mi
1246 Dorothy St Lakeland, FL	3.0	2.0	1484	$2,300	$1.55	23d	1	0.64mi
515 Oregon Ave Lakeland, FL	3.0	2.0	1024	$1,500	$1.46	3d	1	0.65mi
1213 W Patterson St Lakeland, FL	3.0	1.0	840	$1,350	$1.61	14d	1	0.66mi
1206 W Highland St Lakeland, FL	2.0	1.0	972	$1,495	$1.54	23d	1	0.67mi
1514 Alice Ave Lakeland, FL	3.0	2.0	924	$1,250	$1.35	14d	1	0.69mi
1238 Herschell St Lakeland, FL	2.0	1.0	1323	$1,300	$0.98	23d	1	0.77mi
512 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	23d	1	0.78mi
510 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	14d	1	0.79mi
808 S Central Ave Lakeland, FL	2.0	1.0	700	$1,100	$1.57	23d	1	0.79mi
518 Pinewood Ave Lakeland, FL	2.0	1.0	891	$1,175	$1.32	23d	1	0.81mi
1301 W Walnut St Lakeland, FL	3.0	1.0	756	$1,300	$1.72	14d	1	0.83mi
1040 Ruby St Lakeland, FL	3.0	2.0	1110	$1,595	$1.44	10d	1	0.96mi
1139 Olive St Lakeland, FL	2.0	2.0	984	$1,725	$1.75	3d	1	0.98mi
1149 Sycamore St Unit 1149 Lakeland, FL	2.0	2.0	970	$1,700	$1.75	23d	1	1.00mi
101 Lake Hunter Dr #8 Lakeland, FL	2.0	1.0	905	$1,400	$1.55	23d	1	1.06mi
915 Ariana St Lakeland, FL	2.0	2.0	819	$1,395	$1.70	3d	1	1.09mi
2259 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,400	$1.40	14d	1	1.17mi
1545 King Ave Lakeland, FL	2.0	2.0	1020	$1,450	$1.42	3d	1	1.18mi
2463 Chestnut Woods Dr Lakeland, FL	2.0	1.0	910	$1,500	$1.65	23d	1	1.20mi
2559 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,500	$1.50	14d	1	1.27mi
407 Enclave Pl #407 Lakeland, FL	2.0	2.0	1220	$2,125	$1.74	14d	1	1.29mi
447 Enclave Pl #447 Lakeland, FL	3.0	2.0	1349	$2,200	$1.63	23d	1	1.35mi
830 W Beacon Rd #13 Lakeland, FL	2.0	1.0	750	$1,295	$1.73	11d	1	1.36mi
830 W Beacon Rd Lakeland, FL	1.0–2.0	1.0	690	$1,295	$1.88	23d	2	1.37mi
2117 Ivey Ln Lakeland, FL	3.0	1.0	1160	$1,980	$1.71	23d	1	1.37mi
2610 S San Gully Rd Lakeland, FL	2.0	1.0	950	$1,375	$1.45	23d	1	1.47mi
806 N Swindell Ave Lakeland, FL	3.0	2.0	995	$1,450	$1.46	23d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $75,000 Active 272 DOM
2. 2026-06-17
   days on market $75,000 Active 271 DOM
3. 2026-06-16
   days on market $75,000 Active 270 DOM
4. 2026-06-15
   days on market $75,000 Active 269 DOM
5. 2026-06-13
   days on market $75,000 Active 267 DOM
6. 2026-06-10
   days on market $75,000 Active 264 DOM
7. 2026-06-09
   days on market $75,000 Active 263 DOM
8. 2026-06-08
   days on market $75,000 Active 262 DOM
9. 2026-06-07
   days on market $75,000 Active 261 DOM
10. 2026-06-05
    days on market $75,000 Active 258 DOM
11. 2026-06-03
    days on market $75,000 Active 256 DOM
12. 2026-06-01
    days on market $75,000 Active 255 DOM
13. 2026-05-31
    days on market $75,000 Active 254 DOM
14. 2025-09-19
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,469
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,182
• Taxable income: $6,791
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,951/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 29,321
• Household income: $65,807
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1128.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 11% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 80% 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: ▼ -110.05%
• Current HPI: 306.9789
• Rent YoY: ▼ -0.06%
• 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

• 2025-09-19 Listed $75,000 ForSaleByOwner.com