1610 Reynolds Rd Lot 32 · Crystal Lake, FL 33801

$185,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 14 Days on market

Built 2011 6,098 sqft lot $59/mo HOA · 3% 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Citrus Woods Estates, a sought after 55+ community offering resort-style amenities and an active lifestyle! This beautifully maintained 3 bedroom, 2 bath manufactured home features spacious open-concept living with updated flooring, abundant natural light, and an inviting layout perfect for entertaining or relaxing in comfort. The oversized kitchen offers ample cabinetry, expansive counter space, breakfast bar seating, and a seamless flow into the dining and living areas. The spacious primary suite provides plenty of room for oversized furnishings, while the enclosed front sunroom creates the perfect space for morning coffee, reading, or enjoying the Florida sunshine year-round.

Key facts

• Open concept living
• Ample cabinetry
• Oversized kitchen

Tags

• RESORT STYLE AMENITIES
• OPEN CONCEPT LIVING
• UPDATED FLOORING
• ABUNDANT NATURAL LIGHT
• OVERSIZED KITCHEN
• AMPLE CABINETRY

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Homeowner association (Citrus Woods Property Owners Assc) with required approval; Monthly HOA ~$59.17; Annual HOA ~$710; HOA covers pool, grounds maintenance, recreational facilities; Community amenities: clubhouse, fitness center, pool, shuffleboard, recreation facilities, community mailbox; Senior community — golf carts allowed; cats and dogs permitted

Exterior

• Parking: Driveway; Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available
• Home design: Manufactured double-wide home; Residential property; One level; Homesite faces south; Crawlspace foundation; Completed condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awnings; Exterior lighting; Outdoor storage; Chain-link fencing; Paved lot/driveway

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid wood cabinets; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Oscar J. Pope Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 410 students, 65% FRL).
• Market conditions: Rents rising (+1.1%/yr); 253 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 43% of the median local income ($53k/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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $185k implies a 316% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-14,787
• Equity at exit: $27,584

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-3,167
• Equity at exit: $15,995

Cash invested: $51,800 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$970
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$77
• HOA: −$59
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $297

Break-even live

Break-even rent $1,547

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3521 Cindy Ln Lakeland, FL	4.0	2.0	2143	$2,300	$1.07	23d	1	0.43mi
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	3d	1	0.72mi
521 Skyline Dr E Lakeland, FL	3.0	2.0	1260	$2,300	$1.83	3d	1	0.81mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	14d	1	1.22mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	11d	1	1.22mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	14d	1	1.35mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 11 events

1. 2026-06-18
   days on market $185,000 Active 14 DOM
2. 2026-06-17
   days on market $185,000 Active 13 DOM
3. 2026-06-16
   days on market $185,000 Active 12 DOM
4. 2026-06-15
   days on market $185,000 Active 11 DOM
5. 2026-06-13
   days on market $185,000 Active 9 DOM
6. 2026-06-10
   days on market $185,000 Active 6 DOM
7. 2026-06-09
   days on market $185,000 Active 5 DOM
8. 2026-06-08
   days on market $185,000 Active 4 DOM
9. 2026-06-07
   days on market $185,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $185,000 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: $1,387 · $116/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$148/yr (+$12/mo · 10.7%)

ⓘ 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 ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,066
• − Mortgage interest: −$10,363
• − Property taxes: −$1,387
• − Insurance: −$925
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$708
• − Depreciation: −$5,382
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,414/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F 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: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+315.7% since first listed

2 events — show timeline

• 2026-06-04 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 1983-05-01 Sold (Public Records) $44,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,387 · +11.9% YoY. Source: county tax records.