1610 Reynolds Rd #11 · Crystal Lake, FL 33801

$115,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 27 Days on market

Built 1977 7,471 sqft lot $59/mo HOA · 4% 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

Key facts

• Built-in cabinetry
• Spacious lot
• 7,471 sq ft lot

Tags

• SPACIOUS LOT
• MULTIPLE LIVING AREAS
• DEDICATED DINING AREA
• AMPLE CABINET STORAGE
• BUILT-IN CABINETRY
• EXTENDED COVERED CARPORT

Property features AI

Finance

• Other: Partially furnished; No lease restrictions indicated
• HOA & community: Citrus Woods association; HOA required; $710 annually ($59.17 monthly); Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable connected; High-speed/BB internet available; Electricity connected; Underground utilities
• Home design: Manufactured home (double wide); Residential property; One story; North facing; PUD zoning
• Construction: Vinyl siding; Membrane and metal roof; Crawlspace foundation; Built on a 56 x 109 lot (approximately 0.17 acre)
• Exterior features: Awnings

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Florida room
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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: Oscar J. Pope Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 410 students, 65% FRL); Crystal Lake Middle School (math 27% / reading 27%, grade F, #497 of 571 statewide, top 88%, 949 students, 71% FRL); George W. Jenkins Senior High (math 25% / reading 49%, grade F, #340 of 667 statewide, top 52%, 2,451 students, 37% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 256 active listings in the ZIP; 17 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 33% of the median local income ($53k/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 $795 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 27 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.
• Current owner paid $95k; 21% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $681
• Equity at exit: $17,147

10-year hold

• IRR: 8.1%
• Equity multiple: 1.56×
• Total profit: $18,068
• Equity at exit: $9,943

Cash invested: $32,200 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 256
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$603
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$48
• HOA: −$59
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $347

Break-even live

Break-even rent $1,023

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $412	-5% $380	+0% $347	+5% $314	+10% $282
Rent	-10% $231	-5% $289	+0% $347	+5% $405	+10% $463
Rate	-1.0pp $405	-0.5pp $376	base $347	+0.5pp $317	+1.0pp $287

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 Tom Watson Rd Lakeland, FL	2.0	1.0	800	$1,350	$1.69	25d	1	0.30mi
3306 Peachtree Hill Rd Lakeland, FL	2.0	1.0	742	$1,195	$1.61	16d	1	0.35mi
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	16d	1	0.37mi
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	4d	1	0.58mi
3061 Crystal Hills Dr Lakeland, FL	2.0	2.0	720	$1,400	$1.94	25d	1	0.60mi
1505 Goodyear Ave Unit 17 Lakeland, FL	2.0	1.0	792	$950	$1.20	25d	1	0.68mi
2830 Skyview Dr Lakeland, FL	2.0	1.0	850	$1,175	$1.38	25d	1	0.76mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	25d	1	0.76mi
2929 Nine Iron Dr Lakeland, FL	2.0	1.0	850	$875	$1.03	4d	1	0.78mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	15d	1	1.01mi
521 Skyline Dr E Lakeland, FL	3.0	2.0	1260	$2,300	$1.83	4d	1	1.02mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	13d	1	1.14mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	16d	1	1.26mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	25d	1	1.38mi
1969 Crystal Grove Dr Lakeland, FL	2.0	1.0–2.0	576	$1,415	$2.46	4d	8	1.46mi
3245 E Main St Unit 2 Lakeland, FL	2.0	2.0	700	$1,250	$1.79	16d	1	1.47mi
3245 E Main St Lakeland, FL	2.0	1.0	750	$1,100	$1.47	25d	1	1.47mi

HOA detail

• Monthly dues: $59 · $708/yr
• Likely covers: pool

Listing history 17 events

1. 2026-05-13
   status Pending
2. 2026-04-17
   listed $115,000 Active
3. 2026-02-12
   status Pending
4. 2026-02-06
   price $130,000
5. 2026-01-16
   listed $133,000 Active
6. 2021-10-18
   soldstatus $95,000
7. 2021-10-08
   soldstatus $95,000 Closed 906-char remark

   Show marketing remark (906 chars)

   This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

8. 2021-09-10
   status Pending 906-char remark

   Show marketing remark (906 chars)

   This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

9. 2021-09-08
   status Active 906-char remark

   Show marketing remark (906 chars)

   This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

10. 2021-09-06
    status Pending 906-char remark

    Show marketing remark (906 chars)

    This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

11. 2021-09-03
    status Active 906-char remark

    Show marketing remark (906 chars)

    This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

12. 2021-07-29
    status Pending 906-char remark

    Show marketing remark (906 chars)

    This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

13. 2021-07-27
    listed $95,000 Active 906-char remark

    Show marketing remark (906 chars)

    This spacious 2BR/BA home features laminate wood floors throughout. New HVAC 2018. New plumbing 2009. Open floor plan. Kitchen has plenty of cabinet and countertop space with small eating space in kitchen, as well as a formal dining room which looks over the large living room area. Master bedroom features large walk in closet, additional closet in master converted to inside utility room with washer and dryer hook up. There is also washer and dryer hook up outside in the separate storage area at end of carport or utilize this space as workshop with extra storage. Covered back patio with new back deck, great for entertaining in the private fenced backyard. Additional concrete pad added to driveway for ample parking. Home located in one of Lakeland's nicest 55+community with individually owned land, including a resident owned Clubhouse, swimming pool, annex, shuffleboard courts, and a pool room.

14. 2005-09-21
    soldstatus $65,000
15. 2005-09-15
    soldstatus $65,000
16. 2005-07-23
    listed $65,000
17. 2004-01-05
    soldstatus $50,000

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,182 · $98/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 3/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,551
• − Mortgage interest: −$6,442
• − Property taxes: −$1,182
• − Insurance: −$575
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − HOA: −$708
• − Depreciation: −$3,345
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,566/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+130.0% since first listed

17 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $133,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-18 Sold (Public Records) $95,000 Public Records
• 2021-10-08 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-21 Sold (Public Records) $65,000 Public Records
• 2005-09-15 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-23 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-05 Sold (Public Records) $50,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $1,182 · +12.9% YoY. Source: county tax records.