6033 Grand Oaks Dr SE · Winter Haven, FL 33884

$137,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 229 Days on market

Built 1982 4,770 sqft lot $65/mo HOA · 4% 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home in active 55+ gated community. This home features 2 bedrooms and 2 bathrooms with open living area with screened lanai. The community offers heated pool, spa, and shuffleboard. Come take a look today!

Key facts

• Wet bar
• Walk-in closet
• Tons of cabinets

Tags

• OWN LOT
• LOW HOA
• TONS OF CABINETS
• WET BAR
• BUILT-IN CHINA CABINET
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions to property available
• Financial info: Total monthly fees $65; total annual fees $780; Lease restrictions apply
• HOA & community: Has HOA; monthly association fee $65; Association amenities include clubhouse, pool, spa/hot tub, recreation facilities, shuffleboard court, security, vehicle restrictions and fence restrictions; Association fee covers common area taxes, pool, escrow reserves, private road, recreational facilities and security; Buyer/association approval required; Senior community; Pets allowed (cats and dogs; number limit applies); Association recreation owned; street lights; deed restrictions; special community restrictions

Exterior

• Parking: Driveway and off-street parking; Carport (1 space)
• Security: Smoke detector(s); Community security
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Completed condition
• Exterior features: Covered screened rear porch; Awning(s); Private mailbox; Mature landscaping; Paved and landscaped lot; Private lot; Private maintained asphalt road; Irrigation equipment; Storage structure; Workshop

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Wet bar; Window treatments; Aluminum window frames; Blinds; Storage rooms
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment C-, 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 rising (+1.9%/yr); 680 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $953 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 229 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 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 $32k; list at $138k implies a 324% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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. 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: 1.17% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,395
• Equity at exit: $20,561

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $8,175
• Equity at exit: $11,923

Cash invested: $38,612 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 680
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$723
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$57
• HOA: −$65
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $261

Break-even live

Break-even rent $1,278

Max offer price $137,900

Occupancy floor 79%

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5667 Struthers Ct Winter Haven, FL	2.0	1.0	775	$1,350	$1.74	23d	1	0.32mi
5665 Struthers Ct Unit 5667 Winter Haven, FL	2.0	1.0	775	$1,350	$1.74	23d	1	0.32mi
5657 Struthers Ct Unit 1 Winter Haven, FL	2.0	1.0	800	$1,475	$1.84	14d	1	0.33mi
5657 Struthers Ct Winter Haven, FL	2.0	1.0	780	$1,475	$1.89	10d	1	0.33mi
5608 Lake Fox Cir Winter Haven, FL	3.0	2.0	1490	$2,400	$1.61	23d	1	0.73mi
1015 Lake Forest Blvd Winter Haven, FL	1.0–3.0	1.0–2.0	929	$1,840	$1.98	2d	24	1.07mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,530	$1.49	3d	8	1.20mi
1707 Eagle Pond Dr Unit 1707 Winter Haven, FL	2.0	2.0	1017	$1,450	$1.43	23d	1	1.28mi
508 Eagle Pond Dr #508 Winter Haven, FL	2.0	2.0	1017	$1,500	$1.47	23d	1	1.32mi
1202 Eagle Pond Dr Unit 1202 Winter Haven, FL	2.0	2.0	1017	$1,450	$1.43	14d	1	1.32mi
1101 Eagle Pond Dr #1101 Winter Haven, FL	2.0	2.0	1017	$1,400	$1.38	23d	1	1.35mi
7676 Carlton Arms Blvd Winter Haven, FL	3.0	1.0–2.5	987	$1,508	$1.53	23d	1	1.44mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	23d	1	1.46mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: poolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $137,900 Active 229 DOM
2. 2026-06-17
   days on market $137,900 Active 228 DOM
3. 2026-06-16
   days on market $137,900 Active 227 DOM
4. 2026-06-15
   days on market $137,900 Active 226 DOM
5. 2026-06-13
   days on market $137,900 Active 224 DOM
6. 2026-06-10
   days on market $137,900 Active 221 DOM
7. 2026-06-09
   days on market $137,900 Active 220 DOM
8. 2026-06-08
   days on market $137,900 Active 219 DOM
9. 2026-06-07
   days on market $137,900 Active 218 DOM
10. 2026-06-05
    days on market $137,900 Active 215 DOM
11. 2026-06-03
    days on market $137,900 Active 213 DOM
12. 2026-06-01
    days on market $137,900 Active 212 DOM
13. 2026-05-31
    days on market $137,900 Active 211 DOM
14. 2026-04-15
    price $137,900
15. 2025-11-02
    listed $140,000 Active
16. 2014-03-20
    soldstatus $32,500 Sold 212-char remark

    Show marketing remark (212 chars)

    Mobile home in active 55+ gated community. This home features 2 bedrooms and 2 bathrooms with open living area with screened lanai. The community offers heated pool, spa, and shuffleboard. Come take a look today!

17. 2014-02-12
    listed $33,900 212-char remark

    Show marketing remark (212 chars)

    Mobile home in active 55+ gated community. This home features 2 bedrooms and 2 bathrooms with open living area with screened lanai. The community offers heated pool, spa, and shuffleboard. Come take a look today!

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $1,968 · $164/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $19,307
• − Mortgage interest: −$7,725
• − Property taxes: −$1,968
• − Insurance: −$690
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$780
• − Depreciation: −$4,012
• Taxable income: $1,045
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $2,887/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 — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

Amenities F Commute F Cost of living A+ Crime B- 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: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% 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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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

+306.8% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $137,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-02 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-20 Sold (MLS) $32,500 Stellar MLS as Distributed by MLS Grid
• 2014-02-12 Listed $33,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.9%/yr

Latest (2025): $1,968 · +10.3% YoY. Source: county tax records.