69 Empire Ter · Haines City, FL 33844

$109,900

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 59 Days on market

Built 1972 $360/mo HOA · 24% 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 +18.3/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Welcome to easy Florida living in Haines City, just minutes from Disney! Located in a friendly 55+ community, this well-maintained home is move-in ready with a brand-new kitchen and updated flooring. Enjoy a carport, shed, and covered awning perfect for relaxing outdoors. Land is included, a rare find, with low lot rent and low share fee. The HOA offers great amenities, including a pool and more, for an active lifestyle. Lovingly maintained location, great for a large family gathering. Perfect as a seasonal getaway or full-time home in a prime Central Florida location!

Key facts

• Shed
• Covered awning
• Carport

Tags

• BRAND-NEW KITCHEN
• UPDATED FLOORING
• CARPORT
• SHED
• COVERED AWNING
• LAND INCLUDED

Property features AI

Finance

• HOA & community: Monthly association fee of $360

Exterior

• Parking: Carport (1 space); Driveway; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Manufactured property; Single-story; Faces southwest; Resale
• Construction: Manufactured construction
• Exterior features: Less than quarter acre lot; No notable exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% 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; 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 $760 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 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $110k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.35% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 6.2

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-13,909
• Equity at exit: $16,386

10-year hold

• IRR: -7.9%
• Equity multiple: 0.56×
• Total profit: $-13,676
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$46
• HOA: −$360
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $100

Break-even live

Break-even rent $1,353

Max offer price $109,900

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $131	+0% $100	+5% $69	+10% $38
Rent	-10% $-17	-5% $42	+0% $100	+5% $159	+10% $217
Rate	-1.0pp $155	-0.5pp $128	base $100	+0.5pp $72	+1.0pp $43

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 59 DOM
2. 2026-06-17
   days on market $109,900 Active 58 DOM
3. 2026-06-16
   days on market $109,900 Active 57 DOM
4. 2026-06-15
   days on market $109,900 Active 56 DOM
5. 2026-06-13
   days on market $109,900 Active 54 DOM
6. 2026-06-10
   days on market $109,900 Active 51 DOM
7. 2026-06-09
   days on market $109,900 Active 50 DOM
8. 2026-06-08
   days on market $109,900 Active 49 DOM
9. 2026-06-07
   days on market $109,900 Active 48 DOM
10. 2026-06-05
    days on market $109,900 Active 45 DOM
11. 2026-06-03
    pricedays on market $109,900 Active 44 DOM
12. 2026-06-03
    days on market $114,900 Active 43 DOM
13. 2026-06-01
    days on market $114,900 Active 42 DOM
14. 2026-05-31
    days on market $114,900 Active 41 DOM
15. 2026-05-13
    price $119,900
16. 2026-05-04
    price $124,900
17. 2026-04-20
    listed $130,000 Active
18. 2006-03-24
    soldstatus $45,214

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,046 · $87/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 · 23 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: $17,763
• − Mortgage interest: −$6,156
• − Property taxes: −$1,046
• − Insurance: −$550
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$4,320
• − Depreciation: −$3,197
• Taxable loss: −$347
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,285/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

+165.2% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $119,900 MARMLS
• 2026-05-04 Price Changed $124,900 MARMLS
• 2026-04-20 Listed $130,000 MARMLS
• 2006-03-24 Sold (Public Records) $45,214 Public Records

Property tax history

+34.3%/yr

Latest (2025): $1,046 · +13.6% YoY. Source: county tax records.