4127 Sprucewood St · Jan Phyl Village, FL 33880

$85,000

2 bd · 2.0 ba · 1,035 sqft · Manufactured public records · 243 Days on market

Built 1982 3,681 sqft lot $163/mo HOA · 11% of rent

---

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
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2/2 exceptionally clean home is ready for it's new owners, Home has a florida room, plus a sunroom to enjoy the beautiful Florida sunsets. Located in a five star community with breath taking views from the community pier located on Dinner lake. Community has two club houses, two heated pools, shuffle board, tennis, minature golf, tennis. So come take a look at this well kept home before it's gone.

Key facts

• 3,681 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Total acreage: 0 to less than 1/4 acre; Living area about 1,035 square feet; Total rooms: 7; Universal property ID available
• HOA & community: Has HOA; monthly fee required; Monthly HOA approximately $163.11; HOA includes trash and water; Community amenities: clubhouse, pool, tennis courts, shuffleboard court, gated access; Senior community; Buyer approval required; Golf carts allowed; Pets: cats OK

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential manufactured double-wide home; One level; South-facing
• Construction: Metal frame construction; Roof over; Built on crawlspace
• Exterior features: Rain gutters; Sliding doors; Fishing pier (water extras); Paved road; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#769 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, 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: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 9 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).
• This rent runs 33% of the median local income ($56k/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 $588 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 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: 1.80% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.57×
• Total profit: $13,530
• Equity at exit: $12,674

10-year hold

• IRR: 22.7%
• Equity multiple: 2.89×
• Total profit: $45,064
• Equity at exit: $7,349

Cash invested: $23,800 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$446
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$35
• HOA: −$163
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $439

Break-even live

Break-even rent $972

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $487	-5% $463	+0% $439	+5% $415	+10% $391
Rent	-10% $319	-5% $379	+0% $439	+5% $500	+10% $560
Rate	-1.0pp $482	-0.5pp $461	base $439	+0.5pp $417	+1.0pp $395

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3320 Timberline Rd W Winter Haven, FL	3.0	2.0	1316	$1,735	$1.32	3d	1	0.79mi
3039 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	864	$1,175	$1.36	3d	1	0.82mi
3074 St Paul Dr Jan Phyl Village, FL	2.0	1.0	860	$1,149	$1.34	15d	1	0.83mi
3060 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	762	$1,373	$1.80	24d	1	0.87mi
3062 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	1100	$1,323	$1.20	3d	1	0.87mi
449 Red Hawk Loop Winter Haven, FL	3.0	2.0	1109	$1,581	$1.43	3d	1	0.87mi
267 Lake Thomas Dr Winter Haven, FL	2.0	2.0	1033	$1,800	$1.74	24d	1	0.97mi
1059 Spirit Lake Rd Winter Haven, FL	2.0	1.0	900	$1,378	$1.53	24d	1	0.98mi
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	24d	1	1.19mi

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-18
   days on market $85,000 Active 243 DOM
2. 2026-06-17
   days on market $85,000 Active 242 DOM
3. 2026-06-16
   days on market $85,000 Active 241 DOM
4. 2026-06-15
   days on market $85,000 Active 240 DOM
5. 2026-06-13
   days on market $85,000 Active 238 DOM
6. 2026-06-10
   days on market $85,000 Active 235 DOM
7. 2026-06-09
   days on market $85,000 Active 234 DOM
8. 2026-06-08
   days on market $85,000 Active 233 DOM
9. 2026-06-07
   days on market $85,000 Active 232 DOM
10. 2026-06-05
    days on market $85,000 Active 229 DOM
11. 2026-06-03
    days on market $85,000 Active 227 DOM
12. 2026-06-02
    price $85,000 Active 226 DOM
13. 2026-06-01
    days on market $90,000 Active 226 DOM
14. 2026-05-31
    days on market $90,000 Active 225 DOM
15. 2026-04-15
    price $90,000
16. 2026-02-20
    price $95,000
17. 2026-01-10
    status Active
18. 2025-12-29
    status Pending
19. 2025-11-28
    status Active
20. 2025-11-21
    status Pending
21. 2025-11-10
    price $99,000
22. 2025-09-29
    listed $109,000 Active
23. 2019-11-04
    soldstatus $58,900
24. 2019-11-01
    soldstatus $58,900 Sold 405-char remark

    Show marketing remark (405 chars)

    This 2/2 exceptionally clean home is ready for it's new owners, Home has a florida room, plus a sunroom to enjoy the beautiful Florida sunsets. Located in a five star community with breath taking views from the community pier located on Dinner lake. Community has two club houses, two heated pools, shuffle board, tennis, minature golf, tennis. So come take a look at this well kept home before it's gone.

25. 2019-10-08
    status Pending 405-char remark

    Show marketing remark (405 chars)

    This 2/2 exceptionally clean home is ready for it's new owners, Home has a florida room, plus a sunroom to enjoy the beautiful Florida sunsets. Located in a five star community with breath taking views from the community pier located on Dinner lake. Community has two club houses, two heated pools, shuffle board, tennis, minature golf, tennis. So come take a look at this well kept home before it's gone.

26. 2019-07-25
    listed $61,900 Active 405-char remark

    Show marketing remark (405 chars)

    This 2/2 exceptionally clean home is ready for it's new owners, Home has a florida room, plus a sunroom to enjoy the beautiful Florida sunsets. Located in a five star community with breath taking views from the community pier located on Dinner lake. Community has two club houses, two heated pools, shuffle board, tennis, minature golf, tennis. So come take a look at this well kept home before it's gone.

27. 2006-05-23
    soldstatus $70,000
28. 1997-04-24
    soldstatus $46,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,338
• − Mortgage interest: −$4,761
• − Property taxes: −$1,485
• − Insurance: −$425
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$1,956
• − Depreciation: −$2,473
• Taxable income: $4,304
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,239/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 — Jan Phyl Village

• Score: 62/100
• State rank: #769
• US rank: #17294

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
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

+95.7% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-04 Sold (Public Records) $58,900 Public Records
• 2019-11-01 Sold (MLS) $58,900 Stellar MLS as Distributed by MLS Grid
• 2019-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-25 Listed $61,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-23 Sold (Public Records) $70,000 Public Records
• 1997-04-24 Sold (Public Records) $46,000 Public Records

Property tax history

+19.7%/yr

Latest (2025): $1,485 · +15.1% YoY. Source: county tax records.