263 Sue Ave · Four Corners, FL 33897

$179,000

3 bd · 2.0 ba · 1,539 sqft · Manufactured public records · 115 Days on market

Built 1998 4,413 sqft lot $299/mo HOA · 13% of rent ↓ 25% since listing

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Park East is an age 55+ Resident Owned Cooperative (Co-op) Community. The price of the home includes 1 share of the community ownership valued at $58,200). When you are a shareholder there is no lot rent to pay. The HOA fee for this property is $299.00 monthly which includes Lawn Cutting and Edging, DIRECTV STREAM Cable and Frontier Fiber Optic High Speed WIFI. The clubhouse features an exercise room, library, billiard room and large hall with full kitchen (available to rent for private parties) where loads of community activities take place including Bingo half the year on Thursday nights and community holiday parties. Golf carts ok in community to drive on roads. Come live in this well so

Key facts

• Community ownership
• Directv stream cable
• No lot rent

Tags

• COMMUNITY OWNERSHIP
• NO LOT RENT
• HOA FEE INCLUDES LAWN CUTTING
• DIRECTV STREAM CABLE
• LIBRARY
• BILLIARD ROOM

Property features AI

Finance

• Other: Partially furnished; Lease restrictions apply
• Financial info: Total monthly fees $299; total annual fees $3,588
• HOA & community: HOA (PPERO) with required association approval; Monthly HOA fee $299; includes cable TV, pool, internet, private road, security; Community features: clubhouse, deed restrictions, fitness center, pool; Senior community; pets allowed (dogs OK, size limit)

Exterior

• Parking: Carport with 4 spaces
• Security: Community security included in association fee
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Facing north
• Construction: Vinyl siding; Metal and shingle roof; Built on crawlspace with pillar/post/pier foundation
• Exterior features: Covered patio; Patio; Shed(s); Irrigation equipment; Lake access with private boat ramp and fishing pier; Road is asphalt; accessed via deeded easement and private maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Skylights
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $148 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 115 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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: 1.26% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.14×
• Total profit: $7,102
• Equity at exit: $46,591

10-year hold

• IRR: 6.6%
• Equity multiple: 1.60×
• Total profit: $29,888
• Equity at exit: $51,869

Cash invested: $50,120 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 648
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$939
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$75
• HOA: −$299
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $375

Break-even live

Break-even rent $1,777

Max offer price $179,000

Occupancy floor 78%

Sensitivity live

Price	-10% $476	-5% $425	+0% $375	+5% $324	+10% $273
Rent	-10% $197	-5% $286	+0% $375	+5% $464	+10% $552
Rate	-1.0pp $465	-0.5pp $420	base $375	+0.5pp $328	+1.0pp $281

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$3,400	$2.52	16d	83	0.22mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	4d	1	0.27mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$2,024	$1.91	4d	22	0.31mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	25d	1	0.44mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,506	$2.45	16d	21	0.44mi
629 Allison Ave Davenport, FL	3.0	2.0	1524	$2,500	$1.64	25d	1	0.49mi
1009 Lake Davenport Blvd Davenport, FL	3.0	2.0	1630	$2,199	$1.35	16d	1	0.58mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$2,230	$2.47	0d	20	0.66mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	25d	1	0.66mi
511 Coconut Palm Way Davenport, FL	3.0	2.0	1811	$1,700	$0.94	16d	1	0.67mi
406 Washington Palm Loop Davenport, FL	3.0	2.0	1764	$1,525	$0.86	16d	1	0.69mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	16d	1	0.69mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	25d	1	0.71mi
103 Coconut Palm Way Davenport, FL	3.0	2.0	1881	$1,525	$0.81	4d	1	0.73mi
722 Washington Palm Loop Davenport, FL	3.0	2.5	1811	$1,550	$0.86	25d	1	0.74mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	4d	1	0.74mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$2,290	$2.22	0d	23	0.75mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	25d	1	0.76mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	16d	1	0.77mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	16d	1	0.77mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	25d	1	0.79mi
16748 Lazy Breeze Loop Clermont, FL	4.0	2.5	2072	$3,450	$1.67	25d	1	0.83mi
218 Langford Park Dr Davenport, FL	3.0	2.0	1479	$2,100	$1.42	25d	1	0.90mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	4d	1	0.92mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	14d	1	0.93mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	5d	2	0.94mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	6d	2	0.94mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	4d	15	0.95mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	25d	1	1.04mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	3d	1	1.04mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,850	$1.28	0d	2	1.06mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	25d	1	1.09mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$2,254	$1.97	0d	16	1.14mi
625 Rochester Loop Davenport, FL	4.0	2.0	1895	$2,350	$1.24	25d	1	1.17mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	5d	1	1.18mi
17217 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1695	$2,149	$1.27	0d	1	1.20mi
8970 Candy Palm Rd Kissimmee, FL	4.0	3.0	1884	$2,850	$1.51	25d	1	1.20mi
17135 Cagan Crossings Blvd Clermont, FL	4.0	3.0	1978	$2,650	$1.34	19d	1	1.21mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	25d	1	1.21mi
8958 Cat Palm Rd Kissimmee, FL	4.0	3.0	1902	$2,500	$1.31	25d	1	1.22mi

HOA detail

• Monthly dues: $299 · $3,588/yr
• Likely covers: internetcable

Listing history 25 events

1. 2026-06-22
   days on market $179,000 Active 115 DOM
2. 2026-06-18
   days on market $179,000 Active 112 DOM
3. 2026-06-17
   days on market $179,000 Active 111 DOM
4. 2026-06-16
   days on market $179,000 Active 110 DOM
5. 2026-06-15
   days on market $179,000 Active 109 DOM
6. 2026-06-13
   days on market $179,000 Active 107 DOM
7. 2026-06-10
   days on market $179,000 Active 104 DOM
8. 2026-06-09
   days on market $179,000 Active 103 DOM
9. 2026-06-08
   days on market $179,000 Active 102 DOM
10. 2026-06-07
    days on market $179,000 Active 101 DOM
11. 2026-06-05
    days on market $179,000 Active 98 DOM
12. 2026-06-03
    days on market $179,000 Active 96 DOM
13. 2026-06-01
    days on market $179,000 Active 95 DOM
14. 2026-05-31
    days on market $179,000 Active 94 DOM
15. 2026-02-26
    listed $179,000 Active
16. 2025-09-23
    price $179,900
17. 2025-04-15
    price $185,000
18. 2025-04-03
    price $189,000
19. 2025-02-28
    price $199,000
20. 2024-10-25
    price $209,000
21. 2024-07-31
    status Active
22. 2024-07-30
    status Pending
23. 2024-05-03
    price $219,000
24. 2024-04-10
    price $229,000
25. 2024-03-16
    listed $239,900 Active

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$390/yr (+$32/mo · 35.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $27,011
• − Mortgage interest: −$10,027
• − Property taxes: −$1,096
• − Insurance: −$895
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$3,588
• − Depreciation: −$5,207
• Taxable income: $1,876
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $4,045/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

-25.4% since first listed

11 events — show timeline

• 2026-02-26 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-15 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-28 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-16 Listed $239,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $1,096 · +15.0% YoY. Source: county tax records.