101 Edgewood Blvd · Dundee, FL 33898

$180,000

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 235 Days on market

Built 2005 4,757 sqft lot $180/mo HOA · 9% 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream 55+ community living at Twin Fountains, where you not only find the perfect home but also own your own land! Presenting a delightful 3-bedroom, 2-bathroom manufactured home built in 2005, offering over 1700 sqft of pure comfort under air and heat with oversized driveway providing plenty of parking space! Step inside and experience the airy charm of the open floorplan, highlighted by a generously sized kitchen that's a chef's delight, offering an abundance of cupboard and countertop space. The split bedroom layout provides privacy, featuring an oversized master bedroom with an ensuite bathroom showcasing a walk-in shower and double vanity. On the opposite end your will find two spacious guest bedrooms and a guest bathroom. This meticulously maintained home includes an inside laundry room with convenient access to the Florida room and attached garage. Included is a full house water softenerand filtration system. NO REAR NEIGHBORS and located on a corner lot. Your new place comes partially furnished, making the move-in process a breeze. Twin Fountains 55+ community ensures a hassle-free lifestyle with a low $180 HOA fee covering water, sewer, lawn maintenance, internet, cable, and a host of amenities. Take a dip in the heated pool, socialize at the clubhouse, or engage in a friendly game of shuffleboard. Storage is also available (check for availability with the HOA) ensuring you have all the space you need. Lake Wales, your new home's location, is strategically positioned in Central Florida, just an hour away from the vibrant cities of Orlando and Tampa, and within a 1.5-hour drive to both the Atlantic and Gulf coasts. This is not just a home; it's a lifestyle upgrade in a community that cherishes independence and offers plenty of activities for your enjoyment. Don't miss out on the chance to call this wonderful place yours – schedule your viewing today!

Key facts

• Hurricane windows
• Pass-through window
• Own the land

Tags

• OWN THE LAND
• OVERSIZED DRIVEWAY
• HURRICANE WINDOWS
• ABUNDANCE OF CABINET SPACE
• PASS-THROUGH WINDOW
• SPLIT LAYOUT

Property features AI

Finance

• Other: Total annual fees reported; Association fee required
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Twin Fountains Club/Mary Marsillett); Monthly HOA $180; Association approval required; HOA includes cable TV, pool, internet, private road maintenance, and water; Community features: clubhouse, deed restrictions, golf carts allowed, pool, shuffleboard court, storage; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car); Garage (1 car); Carport (1 car)
• Security: Smoke detectors
• Utilities: Private water; Private sewer; Electricity connected; Water connected; Sewer connected; Cable available; BB/HS internet available; Irrigation equipment
• Home design: Manufactured double-wide home; One story; Facing east; Entry at ground level
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Lighting; Private mailbox; Rain gutters; Sliding doors; Exterior storage; Workshop on property; Mature landscaping; Corner lot; Asphalt road; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (one-level home)
• Flooring: Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments; Blinds; Electric fireplace in family room; Inside utility and storage rooms; Smoke detectors
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools D, amenities 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: 500 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($57k/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 $5k 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 235 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $30k (14%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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: 1.14% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.3

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,704
• Equity at exit: $26,839

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,302
• Equity at exit: $15,563

Cash invested: $50,400 (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: 500
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$75
• HOA: −$180
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $241

Break-even live

Break-even rent $1,751

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Hillcrest Dr Dundee, FL	4.0	2.0	1928	$2,075	$1.08	19d	1	1.33mi
403 Sol Vista Dr Dundee, FL	3.0	2.5	1630	$1,950	$1.20	23d	1	1.41mi
391 Sol Vista Dr Dundee, FL	3.0	2.5	1768	$1,950	$1.10	23d	1	1.42mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: watersewerinternetcablepool

Listing history 28 events

1. 2026-06-18
   days on market $180,000 Active 235 DOM
2. 2026-06-17
   days on market $180,000 Active 234 DOM
3. 2026-06-16
   days on market $180,000 Active 233 DOM
4. 2026-06-15
   days on market $180,000 Active 232 DOM
5. 2026-06-13
   pricedays on market $180,000 Active 230 DOM
6. 2026-06-10
   days on market $190,000 Active 227 DOM
7. 2026-06-09
   days on market $190,000 Active 226 DOM
8. 2026-06-08
   days on market $190,000 Active 225 DOM
9. 2026-06-07
   days on market $190,000 Active 224 DOM
10. 2026-06-05
    days on market $190,000 Active 221 DOM
11. 2026-06-03
    days on market $190,000 Active 219 DOM
12. 2026-06-01
    days on market $190,000 Active 218 DOM
13. 2026-05-31
    days on market $190,000 Active 217 DOM
14. 2026-05-07
    price $190,000
15. 2026-04-20
    price $197,000
16. 2026-03-09
    price $198,000
17. 2025-11-21
    price $200,000
18. 2025-11-04
    price $209,000
19. 2025-10-26
    listed $210,000 Active
20. 2023-12-14
    soldstatus $180,000
21. 2023-12-12
    soldstatus $180,000 Closed 1912-char remark

    Show marketing remark (1912 chars)

    Welcome to your dream 55+ community living at Twin Fountains, where you not only find the perfect home but also own your own land! Presenting a delightful 3-bedroom, 2-bathroom manufactured home built in 2005, offering over 1700 sqft of pure comfort under air and heat with oversized driveway providing plenty of parking space! Step inside and experience the airy charm of the open floorplan, highlighted by a generously sized kitchen that's a chef's delight, offering an abundance of cupboard and countertop space. The split bedroom layout provides privacy, featuring an oversized master bedroom with an ensuite bathroom showcasing a walk-in shower and double vanity. On the opposite end your will find two spacious guest bedrooms and a guest bathroom. This meticulously maintained home includes an inside laundry room with convenient access to the Florida room and attached garage. Included is a full house water softenerand filtration system. NO REAR NEIGHBORS and located on a corner lot. Your new place comes partially furnished, making the move-in process a breeze. Twin Fountains 55+ community ensures a hassle-free lifestyle with a low $180 HOA fee covering water, sewer, lawn maintenance, internet, cable, and a host of amenities. Take a dip in the heated pool, socialize at the clubhouse, or engage in a friendly game of shuffleboard. Storage is also available (check for availability with the HOA) ensuring you have all the space you need. Lake Wales, your new home's location, is strategically positioned in Central Florida, just an hour away from the vibrant cities of Orlando and Tampa, and within a 1.5-hour drive to both the Atlantic and Gulf coasts. This is not just a home; it's a lifestyle upgrade in a community that cherishes independence and offers plenty of activities for your enjoyment. Don't miss out on the chance to call this wonderful place yours – schedule your viewing today!

22. 2023-11-25
    status Pending 1912-char remark

    Show marketing remark (1912 chars)

    Welcome to your dream 55+ community living at Twin Fountains, where you not only find the perfect home but also own your own land! Presenting a delightful 3-bedroom, 2-bathroom manufactured home built in 2005, offering over 1700 sqft of pure comfort under air and heat with oversized driveway providing plenty of parking space! Step inside and experience the airy charm of the open floorplan, highlighted by a generously sized kitchen that's a chef's delight, offering an abundance of cupboard and countertop space. The split bedroom layout provides privacy, featuring an oversized master bedroom with an ensuite bathroom showcasing a walk-in shower and double vanity. On the opposite end your will find two spacious guest bedrooms and a guest bathroom. This meticulously maintained home includes an inside laundry room with convenient access to the Florida room and attached garage. Included is a full house water softenerand filtration system. NO REAR NEIGHBORS and located on a corner lot. Your new place comes partially furnished, making the move-in process a breeze. Twin Fountains 55+ community ensures a hassle-free lifestyle with a low $180 HOA fee covering water, sewer, lawn maintenance, internet, cable, and a host of amenities. Take a dip in the heated pool, socialize at the clubhouse, or engage in a friendly game of shuffleboard. Storage is also available (check for availability with the HOA) ensuring you have all the space you need. Lake Wales, your new home's location, is strategically positioned in Central Florida, just an hour away from the vibrant cities of Orlando and Tampa, and within a 1.5-hour drive to both the Atlantic and Gulf coasts. This is not just a home; it's a lifestyle upgrade in a community that cherishes independence and offers plenty of activities for your enjoyment. Don't miss out on the chance to call this wonderful place yours – schedule your viewing today!

23. 2023-11-16
    listed $189,900 Active 1912-char remark

    Show marketing remark (1912 chars)

    Welcome to your dream 55+ community living at Twin Fountains, where you not only find the perfect home but also own your own land! Presenting a delightful 3-bedroom, 2-bathroom manufactured home built in 2005, offering over 1700 sqft of pure comfort under air and heat with oversized driveway providing plenty of parking space! Step inside and experience the airy charm of the open floorplan, highlighted by a generously sized kitchen that's a chef's delight, offering an abundance of cupboard and countertop space. The split bedroom layout provides privacy, featuring an oversized master bedroom with an ensuite bathroom showcasing a walk-in shower and double vanity. On the opposite end your will find two spacious guest bedrooms and a guest bathroom. This meticulously maintained home includes an inside laundry room with convenient access to the Florida room and attached garage. Included is a full house water softenerand filtration system. NO REAR NEIGHBORS and located on a corner lot. Your new place comes partially furnished, making the move-in process a breeze. Twin Fountains 55+ community ensures a hassle-free lifestyle with a low $180 HOA fee covering water, sewer, lawn maintenance, internet, cable, and a host of amenities. Take a dip in the heated pool, socialize at the clubhouse, or engage in a friendly game of shuffleboard. Storage is also available (check for availability with the HOA) ensuring you have all the space you need. Lake Wales, your new home's location, is strategically positioned in Central Florida, just an hour away from the vibrant cities of Orlando and Tampa, and within a 1.5-hour drive to both the Atlantic and Gulf coasts. This is not just a home; it's a lifestyle upgrade in a community that cherishes independence and offers plenty of activities for your enjoyment. Don't miss out on the chance to call this wonderful place yours – schedule your viewing today!

24. 2017-06-28
    historical
25. 2017-06-02
    listed $107,300 Active
26. 2016-05-11
    historical
27. 2016-05-06
    listed $119,000 Active
28. 1996-03-11
    soldstatus $19,000

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,677
• − Mortgage interest: −$10,083
• − Property taxes: −$2,216
• − Insurance: −$900
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$2,160
• − Depreciation: −$5,236
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,859/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 5,431
• 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

+900.0% since first listed

15 events — show timeline

• 2026-05-07 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $197,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-26 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-14 Sold (Public Records) $180,000 Public Records
• 2023-12-12 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-02 Listed $107,300 Stellar MLS as Distributed by MLS Grid
• 2016-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-05-06 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-11 Sold (Public Records) $19,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,216 · +5.8% YoY. Source: county tax records.