178 Lakeview Dr · Mulberry, FL 33860

$45,997

2 bd · 2.0 ba · 840 sqft · SingleFamily · 105 Days on market

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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 +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Dont Miss This Beautifully Updated 2-Bedroom, 2-Bath MERI Manufactured Home (15 x 56) in Excellent Condition! Step into comfort with central heating and cooling, featuring a 5-year-old AC unit still under a 10-year warranty. The elegant French door entry includes encapsulated mini blinds for added privacy and style. Freshly painted interior walls and ceilings throughout the home. Enjoy a fully renovated kitchen with a deep stainless steel drop-in sink, stainless steel refrigerator and dishwasher, and an electric range. 2X2X7 tall pantry with 6 adjustable shelves. Both the master and office bathrooms have been tastefully updated. Laminate flooring throughout, and mini blinds on every window

Key facts

• French door entry
• Electric range
• 5 year old ac unit

Tags

• 5 YEAR OLD AC UNIT
• FRENCH DOOR ENTRY
• FULLY RENOVATED KITCHEN
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL DISHWASHER
• ELECTRIC RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $42k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#311 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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 (+1.6%/yr); 180 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $318 of loan paydown is wiped out by about $1k 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 + 1.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $41,857 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 2.98% ✓
• Cap rate: 26.28%
• Cash-on-cash: 71.38%
• DSCR: 4.18
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 69.4%
• Equity multiple: 4.06×
• Total profit: $39,442
• Equity at exit: $6,858

10-year hold

• IRR: 73.1%
• Equity multiple: 7.96×
• Total profit: $89,602
• Equity at exit: $3,977

Cash invested: $12,879 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $690/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $766

Break-even live

Break-even rent $402

Max offer price $45,997

Occupancy floor 39%

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: $11,499
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Lakeview Dr Mulberry, FL	1.0	1.5	864	$1,100	$1.27	14d	1	0.03mi
807 NW 1st Ave Mulberry, FL	2.0	1.0	832	$1,675	$2.01	14d	1	0.88mi
6125 Topher Trl Mulberry, FL	2.0	1.0	662	$1,450	$2.19	23d	1	1.35mi
6125 Topher Trl Unit 62A Mulberry, FL	2.0	1.0	662	$1,395	$2.11	14d	1	1.35mi
6069 Topher Trl Unit 6069 Mulberry, FL	2.0	2.0	945	$1,495	$1.58	23d	1	1.43mi
301 SW 3rd Ter Mulberry, FL	3.0	1.0	700	$1,100	$1.57	3d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $45,997 Active 105 DOM
2. 2026-06-17
   days on market $45,997 Active 104 DOM
3. 2026-06-16
   days on market $45,997 Active 103 DOM
4. 2026-06-15
   days on market $45,997 Active 102 DOM
5. 2026-06-13
   days on market $45,997 Active 100 DOM
6. 2026-06-10
   days on market $45,997 Active 97 DOM
7. 2026-06-09
   days on market $45,997 Active 96 DOM
8. 2026-06-08
   days on market $45,997 Active 95 DOM
9. 2026-06-07
   days on market $45,997 Active 94 DOM
10. 2026-06-05
    days on market $45,997 Active 91 DOM
11. 2026-06-03
    days on market $45,997 Active 89 DOM
12. 2026-06-01
    days on market $45,997 Active 88 DOM
13. 2026-05-31
    days on market $45,997 Active 87 DOM
14. 2026-03-05
    listed $45,997 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: $16,466
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,338
• Taxable income: $8,997
• Est. tax owed @ 24.0%: −$2,159
• After-tax cash flow: $7,034/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 — Mulberry

• Score: 73/100
• State rank: #311
• US rank: #5311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulberry, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

• 2026-03-05 Listed $45,997 ForSaleByOwner.com