77 Silversides St · Lake Wales, FL 33898

$84,500

2 bd · 2.0 ba · 304 sqft · Manufactured public records · 110 Days on market

Built 1979 4,138 sqft lot $227/mo HOA · 18% 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 +25.5/30.0
• 1% rule +9.7/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bath mobile home, completely furnished, in the premier 55+ Saddlebag Lake Resort community! This home has been thoughtfully upgraded throughout, featuring luxury vinyl flooring, a separate dining area, and a breakfast bar/office area with a beautiful butcher block countertop—perfect for work, crafts, or casual dining. Enjoy a roomy living room with a queen-size sofa bed offering comfortable space for family or guests. The primary bedroom includes a spacious en-suite bathroom with a newly updated shower, plus a connected laundry/utility workshop/storage room offering plenty of storage. Additional storage is available in two outdoor sheds—one

Key facts

• Community boat ramp
• Lake privileges
• Upgraded throughout

Tags

• UPGRADED THROUGHOUT
• BUTCHER BLOCK COUNTERTOP
• EN-SUITE BATHROOM
• OUTDOOR SHEDS
• LAKE PRIVILEGES
• COMMUNITY BOAT RAMP

Property features AI

Finance

• Other: Furnished; Lot ~0.1 acre with asphalt road access
• Financial info: Total annual fees $2,724
• HOA & community: Monthly HOA fee of $227; Community amenities: clubhouse, fitness center, pool, recreation facilities, spa/hot tub, storage; Community features also include dog park, golf carts allowed, and tennis courts; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Manufactured home (double wide); Single-story; Southwest facing; PUD zoning; Homestead exempt
• Construction: Metal siding; Metal roof; Crawlspace foundation; Estimated 1,019 living area (sq ft)
• Exterior features: Awnings; Exterior lighting; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen layout; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Solid surface counters; Window treatments; Electric fireplace (free-standing, in living room)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Zoned schools: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL); Bartow Senior High School (math 26% / reading 46%, grade F, #359 of 667 statewide, top 55%, 2,125 students, 44% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 501 active listings in the ZIP; 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 $584 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 110 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $84k implies a 333% 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; major 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 $76,895 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,019
• Equity at exit: $12,599

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $15,823
• Equity at exit: $7,306

Cash invested: $23,660 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 501
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$35
• HOA: −$227
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $197

Break-even live

Break-even rent $990

Max offer price $84,500

Occupancy floor 79%

Sensitivity live

Price	-10% $245	-5% $221	+0% $197	+5% $173	+10% $149
Rent	-10% $99	-5% $148	+0% $197	+5% $246	+10% $295
Rate	-1.0pp $239	-0.5pp $218	base $197	+0.5pp $175	+1.0pp $153

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $227 · $2,724/yr

Listing history 18 events

1. 2026-06-22
   days on market $84,500 Active 110 DOM
2. 2026-06-18
   days on market $84,500 Active 107 DOM
3. 2026-06-17
   days on market $84,500 Active 106 DOM
4. 2026-06-16
   days on market $84,500 Active 105 DOM
5. 2026-06-15
   days on market $84,500 Active 104 DOM
6. 2026-06-13
   days on market $84,500 Active 102 DOM
7. 2026-06-10
   days on market $84,500 Active 99 DOM
8. 2026-06-09
   days on market $84,500 Active 98 DOM
9. 2026-06-08
   days on market $84,500 Active 97 DOM
10. 2026-06-07
    days on market $84,500 Active 96 DOM
11. 2026-06-05
    days on market $84,500 Active 93 DOM
12. 2026-06-03
    days on market $84,500 Active 91 DOM
13. 2026-06-01
    days on market $84,500 Active 90 DOM
14. 2026-05-31
    days on market $84,500 Active 89 DOM
15. 2026-04-28
    price $84,500
16. 2026-04-14
    price $84,750
17. 2026-03-03
    listed $84,990 Active
18. 1998-02-24
    soldstatus $19,500

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/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 6/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,871
• − Mortgage interest: −$4,733
• − Property taxes: −$922
• − Insurance: −$422
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − HOA: −$2,724
• − Depreciation: −$2,458
• Taxable income: $1,231
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,066/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 — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

+333.3% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $84,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $84,750 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $84,990 Stellar MLS as Distributed by MLS Grid
• 1998-02-24 Sold (Public Records) $19,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $922 · +21.3% YoY. Source: county tax records.