2154 Lois Blvd · Auburndale, FL 33850

$125,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 11 Days on market

Built 2005 9,222 sqft lot $6/mo HOA

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRING THE BOAT! This 2005 3 bedroom 2 bath home is located just minutes from Lake Mariana. The home sits on a canal with a boathouse that has a pontoon lift, water and electric. Community also features a public boat ramp. Beautifully landscaped lot with irrigation system. Ample parking in the carport and driveway. This home also features a large workshop with electric and a storage shed as well. Home is being sold as is. More photos to be added shortly

Key facts

• Boathouse
• Public boat ramp
• Landscaped lot

Tags

• BOATHOUSE
• PONTOON LIFT
• PUBLIC BOAT RAMP
• LANDSCAPED LOT
• IRRIGATION SYSTEM
• LARGE WORKSHOP

Property features AI

Finance

• Other: Lot approx 0.21 acres (dimensions 64 x 120) with asphalt road access; No waterfront or water access; Zoning: R-3
• Financial info: No lease/restriction reported; Tax annual amount reported (not included per instructions)
• HOA & community: Has HOA (annual fee $75; approximately $6.25/month). Association approval required; association name listed as Sheryl Allen; Pets not allowed

Exterior

• Parking: Has carport; 2 carport spaces
• Utilities: Public water; Public sewer; Cable available and connected
• Home design: Manufactured double wide home; Single story; Home faces east; Residential property
• Construction: Vinyl siding and other construction materials; Metal roof; Crawlspace/other foundation; Built as a manufactured home (double wide)
• Exterior features: Other exterior features

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Living area reported as 1243 (from public records)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat
• Laundry & utility: No laundry features specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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: 279 active listings in the ZIP; 4 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 32% of the median local income ($62k/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 $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 25% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.29% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.4

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,588
• Equity at exit: $18,638

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $29,701
• Equity at exit: $10,808

Cash invested: $35,000 (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 33850

• Home prices YoY: -8.5%
• Active inventory: 279
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$223 /mo · $2,670/yr
• Insurance: −$52
• HOA: −$6
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $342

Break-even live

Break-even rent $1,185

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Sunset Cir Lake Alfred, FL	2.0	1.0	1176	$1,100	$0.94	3d	1	0.21mi
609 Marianna Rd Auburndale, FL	3.0	2.0	1187	$1,730	$1.46	23d	1	1.10mi
149 Jana Cir Auburndale, FL	3.0	2.0	1352	$1,650	$1.22	23d	1	1.14mi
711 Lake Jessie Dr Winter Haven, FL	2.0	2.0	884	$1,400	$1.58	23d	1	1.36mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: waterelectric

Listing history 9 events

1. 2026-06-09
   status $125,000 Pending 11 DOM
2. 2026-06-08
   days on market $125,000 Active 11 DOM
3. 2026-06-07
   days on market $125,000 Active 10 DOM
4. 2026-06-05
   days on market $125,000 Active 7 DOM
5. 2026-06-03
   days on market $125,000 Active 6 DOM
6. 2026-06-03
   days on market $125,000 Active 5 DOM
7. 2026-06-01
   days on market $125,000 Active 4 DOM
8. 2026-06-01
   price $125,000 Active 3 DOM
9. 2026-05-31
   days on market $150,000 Active 3 DOM

ⓘ 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: $2,670 · $223/mo
• Projected year-2 tax: $2,670 · $223/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 · 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: $19,412
• − Mortgage interest: −$7,002
• − Property taxes: −$2,670
• − Insurance: −$625
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$72
• − Depreciation: −$3,636
• Taxable income: $2,301
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,550/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

Amenities C- Commute C- Cost of living A+ Crime C+ Employment C 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: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 9,757
• Household income: $61,622
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 431.0

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 24% Black 11% Asian 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 72% English-only · Spanish 21% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -32.91%
• Current HPI: 353.941
• 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

+189.0% since first listed

9 events — show timeline

• 2026-05-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-11 Sold (Public Records) $100,000 Public Records
• 2020-05-04 Sold (MLS) $99,999 Stellar MLS as Distributed by MLS Grid
• 2020-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-03 Listed $99,999 Stellar MLS as Distributed by MLS Grid
• 2002-01-22 Sold (Public Records) $48,000 Public Records
• 1997-04-28 Sold (Public Records) $44,000 Public Records
• 1984-08-01 Sold (Public Records) $51,900 Public Records

Property tax history

+23.9%/yr

Latest (2025): $2,670 · +9.1% YoY. Source: county tax records.