251 Patterson Rd Unit A22 · Haines City, FL 33844

$99,000

1 bd · 1.0 ba · 864 sqft · Manufactured public records · 526 Days on market

Built 1988 3,027 sqft lot $83/mo HOA · 6% 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 +25.2/30.0
• 1% rule +8.3/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GATED 55+COMMUNITY. .. OWN YOUR LAND! 1BR/1BA with a 11X25 Bonus Room. Inside Laundry with lots of extra storage. This home comes with a 10x11 storage shed for additional storage. Home is well maintained with covered parking. Community offers a SOLAR heated pool, shuffleboard, mini golf and many more amenities throughout the park. Close to restaurants, shopping, hospitals and amusement parks. Schedule a private showing today!

Key facts

• Plumbing updated
• Own your own land
• Roof updated

Tags

• OWN YOUR OWN LAND
• BONUS ROOM
• INSIDE LAUNDRY ROOM
• UTILITY SINK
• ROOF UPDATED
• PLUMBING UPDATED

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA required; monthly fee of $80.83 (annual $970); Association amenities include clubhouse, pool, pickleball and shuffleboard courts, recreation facilities, gated community and private road, trash service; Senior community; cats allowed; Association name listed

Exterior

• Parking: Covered parking; 2-space carport
• Security: Located in a gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Manufactured single-wide home; Residential property; Two levels; Faces southwest; Crawlspace foundation
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio/porch; Rain gutters; Exterior storage (shed)

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 1 bedroom
• Flooring: Concrete; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning with humidity control
• Interior features: Ceiling fans; Inside utility and storage rooms
• Laundry & utility: Washer and dryer included; Laundry room inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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 rising (+1.2%/yr); 1333 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $684 of loan paydown is wiped out by about $3k 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 526 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $36k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 526 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. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,301
• Equity at exit: $14,761

10-year hold

• IRR: 2.9%
• Equity multiple: 1.19×
• Total profit: $5,266
• Equity at exit: $8,560

Cash invested: $27,720 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$519
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$41
• HOA: −$83
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $220

Break-even live

Break-even rent $1,040

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $276	-5% $248	+0% $220	+5% $192	+10% $164
Rent	-10% $116	-5% $168	+0% $220	+5% $272	+10% $325
Rate	-1.0pp $270	-0.5pp $246	base $220	+0.5pp $195	+1.0pp $169

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Patterson Rd Unit C13 Haines City, FL	2.0	1.0	532	$1,100	$2.07	25d	1	0.13mi
1052 Windsor Rd Davenport, FL	1.0–2.0	1.0–2.0	954	$1,349	$1.41	13d	14	1.09mi
220 Champions Way Davenport, FL	1.0–3.0	1.0–2.5	1107	$1,456	$1.32	4d	7	1.13mi
1004 Hemingway Cir Haines City, FL	1.0	1.0	845	$1,300	$1.54	4d	1	1.30mi
1003 Hemingway Cir Unit 1003 Haines City, FL	1.0	1.0	846	$1,200	$1.42	25d	1	1.30mi
2109 N 13th St Haines City, FL	2.0	1.0	772	$1,300	$1.68	25d	1	1.45mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: poolsecurity

Listing history 34 events

1. 2026-06-18
   days on market $99,000 Active 526 DOM
2. 2026-06-17
   days on market $99,000 Active 525 DOM
3. 2026-06-16
   days on market $99,000 Active 524 DOM
4. 2026-06-15
   days on market $99,000 Active 523 DOM
5. 2026-06-13
   days on market $99,000 Active 521 DOM
6. 2026-06-10
   days on market $99,000 Active 518 DOM
7. 2026-06-09
   days on market $99,000 Active 517 DOM
8. 2026-06-08
   days on market $99,000 Active 516 DOM
9. 2026-06-07
   days on market $99,000 Active 515 DOM
10. 2026-06-05
    days on market $99,000 Active 512 DOM
11. 2026-06-03
    days on market $99,000 Active 510 DOM
12. 2026-06-01
    days on market $99,000 Active 509 DOM
13. 2026-05-31
    days on market $99,000 Active 508 DOM
14. 2026-05-15
    price $99,000
15. 2026-04-19
    price $126,000
16. 2026-02-18
    price $119,900
17. 2026-01-05
    price $124,000
18. 2025-11-11
    price $127,000
19. 2025-06-25
    price $129,000
20. 2025-01-08
    listed $135,000 Active
21. 2022-08-29
    soldstatus $115,000
22. 2022-08-25
    soldstatus $115,000 Closed 429-char remark

    Show marketing remark (429 chars)

    GATED 55+COMMUNITY. .. OWN YOUR LAND! 1BR/1BA with a 11X25 Bonus Room. Inside Laundry with lots of extra storage. This home comes with a 10x11 storage shed for additional storage. Home is well maintained with covered parking. Community offers a SOLAR heated pool, shuffleboard, mini golf and many more amenities throughout the park. Close to restaurants, shopping, hospitals and amusement parks. Schedule a private showing today!

23. 2022-08-04
    status Pending 429-char remark

    Show marketing remark (429 chars)

    GATED 55+COMMUNITY. .. OWN YOUR LAND! 1BR/1BA with a 11X25 Bonus Room. Inside Laundry with lots of extra storage. This home comes with a 10x11 storage shed for additional storage. Home is well maintained with covered parking. Community offers a SOLAR heated pool, shuffleboard, mini golf and many more amenities throughout the park. Close to restaurants, shopping, hospitals and amusement parks. Schedule a private showing today!

24. 2022-07-02
    price $115,000 429-char remark

    Show marketing remark (429 chars)

    GATED 55+COMMUNITY. .. OWN YOUR LAND! 1BR/1BA with a 11X25 Bonus Room. Inside Laundry with lots of extra storage. This home comes with a 10x11 storage shed for additional storage. Home is well maintained with covered parking. Community offers a SOLAR heated pool, shuffleboard, mini golf and many more amenities throughout the park. Close to restaurants, shopping, hospitals and amusement parks. Schedule a private showing today!

25. 2022-06-02
    listed $125,000 Active 429-char remark

    Show marketing remark (429 chars)

    GATED 55+COMMUNITY. .. OWN YOUR LAND! 1BR/1BA with a 11X25 Bonus Room. Inside Laundry with lots of extra storage. This home comes with a 10x11 storage shed for additional storage. Home is well maintained with covered parking. Community offers a SOLAR heated pool, shuffleboard, mini golf and many more amenities throughout the park. Close to restaurants, shopping, hospitals and amusement parks. Schedule a private showing today!

26. 2021-07-30
    soldstatus $65,000 Closed 794-char remark

    Show marketing remark (794 chars)

    CENTRAL FLORIDA 55+COMMUNITY LIFESTYLE AT ITS BEST. .. .. OWN YOUR OWN LAND. Home offers 1 Bedroom/1 Bath with 768 sq ft under heat/air. Kitchen/Dining Room have laminate flooring. Florida Room and Bedroom have carpet. Inside utility room with Washer/Dryer and utility sink with lots of storage space. Additional storage with a newer 10x12 SmithBilt shed. Stone yard offers low maintenance. Covered carport area. West View Ridge Resorts is a GATED 55+ Community offering a recreational building, solar heated POOL and many, many more amenities and activities. Close to restaurants/shopping/medical/major highways leading to our Florida Attractions and Beaches. Could be yours!! Seller providing Home Warranty with Old Republic. REDUCED to sell!!! Call Susie today for your showing appointment.

27. 2021-07-06
    status Pending 794-char remark

    Show marketing remark (794 chars)

    CENTRAL FLORIDA 55+COMMUNITY LIFESTYLE AT ITS BEST. .. .. OWN YOUR OWN LAND. Home offers 1 Bedroom/1 Bath with 768 sq ft under heat/air. Kitchen/Dining Room have laminate flooring. Florida Room and Bedroom have carpet. Inside utility room with Washer/Dryer and utility sink with lots of storage space. Additional storage with a newer 10x12 SmithBilt shed. Stone yard offers low maintenance. Covered carport area. West View Ridge Resorts is a GATED 55+ Community offering a recreational building, solar heated POOL and many, many more amenities and activities. Close to restaurants/shopping/medical/major highways leading to our Florida Attractions and Beaches. Could be yours!! Seller providing Home Warranty with Old Republic. REDUCED to sell!!! Call Susie today for your showing appointment.

28. 2021-05-26
    price $69,900 794-char remark

    Show marketing remark (794 chars)

    CENTRAL FLORIDA 55+COMMUNITY LIFESTYLE AT ITS BEST. .. .. OWN YOUR OWN LAND. Home offers 1 Bedroom/1 Bath with 768 sq ft under heat/air. Kitchen/Dining Room have laminate flooring. Florida Room and Bedroom have carpet. Inside utility room with Washer/Dryer and utility sink with lots of storage space. Additional storage with a newer 10x12 SmithBilt shed. Stone yard offers low maintenance. Covered carport area. West View Ridge Resorts is a GATED 55+ Community offering a recreational building, solar heated POOL and many, many more amenities and activities. Close to restaurants/shopping/medical/major highways leading to our Florida Attractions and Beaches. Could be yours!! Seller providing Home Warranty with Old Republic. REDUCED to sell!!! Call Susie today for your showing appointment.

29. 2021-04-02
    price $74,900 794-char remark

    Show marketing remark (794 chars)

    CENTRAL FLORIDA 55+COMMUNITY LIFESTYLE AT ITS BEST. .. .. OWN YOUR OWN LAND. Home offers 1 Bedroom/1 Bath with 768 sq ft under heat/air. Kitchen/Dining Room have laminate flooring. Florida Room and Bedroom have carpet. Inside utility room with Washer/Dryer and utility sink with lots of storage space. Additional storage with a newer 10x12 SmithBilt shed. Stone yard offers low maintenance. Covered carport area. West View Ridge Resorts is a GATED 55+ Community offering a recreational building, solar heated POOL and many, many more amenities and activities. Close to restaurants/shopping/medical/major highways leading to our Florida Attractions and Beaches. Could be yours!! Seller providing Home Warranty with Old Republic. REDUCED to sell!!! Call Susie today for your showing appointment.

30. 2021-02-13
    listed $79,900 Active 794-char remark

    Show marketing remark (794 chars)

    CENTRAL FLORIDA 55+COMMUNITY LIFESTYLE AT ITS BEST. .. .. OWN YOUR OWN LAND. Home offers 1 Bedroom/1 Bath with 768 sq ft under heat/air. Kitchen/Dining Room have laminate flooring. Florida Room and Bedroom have carpet. Inside utility room with Washer/Dryer and utility sink with lots of storage space. Additional storage with a newer 10x12 SmithBilt shed. Stone yard offers low maintenance. Covered carport area. West View Ridge Resorts is a GATED 55+ Community offering a recreational building, solar heated POOL and many, many more amenities and activities. Close to restaurants/shopping/medical/major highways leading to our Florida Attractions and Beaches. Could be yours!! Seller providing Home Warranty with Old Republic. REDUCED to sell!!! Call Susie today for your showing appointment.

31. 2019-03-26
    soldstatus $100,000
32. 2013-08-22
    soldstatus $28,000
33. 2013-02-08
    listed $35,000
34. 1987-12-01
    soldstatus $10,000

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 ≥108°F today · 24 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: $15,830
• − Mortgage interest: −$5,546
• − Property taxes: −$2,140
• − Insurance: −$495
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − HOA: −$996
• − Depreciation: −$2,880
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,347/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+890.0% since first listed

21 events — show timeline

• 2026-05-15 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Price Changed $126,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $127,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-29 Sold (Public Records) $115,000 Public Records
• 2022-08-25 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-02 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-02 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-30 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-26 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-02 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2021-02-13 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-26 Sold (Public Records) $100,000 Public Records
• 2013-08-22 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-08 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 1987-12-01 Sold (Public Records) $10,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $2,140 · +14.8% YoY. Source: county tax records.