96 Laura Ln Unit LAU096 · Eagle Lake, FL 33880

$15,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured · 118 Days on market

Built 2026

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * Winter Haven is an active and exciting 55+ Senior Community. This 3 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as shuffleboard, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Fitness center
• Library
• Shuffleboard

Tags

• SHUFFLEBOARD
• FITNESS CENTER
• LIBRARY
• ONSITE COMMUNITY MANAGEMENT

Property features AI

Finance

• Other: Plan name 90728; Listing status: Active
• Financial info: List price $15,400

Exterior

• Utilities: Electric heating; Central air conditioning
• Home design: Spec home
• Exterior features: Living area approximately 1104

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 2 total bathrooms; 3 bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $16k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $16k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $110 of loan paydown is wiped out by about $477 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Recommended offer $14,469 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 11.58% ✓
• Cap rate: 107.74%
• Cash-on-cash: 362.31%
• DSCR: 17.12
• GRM: 0.7

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: —
• Equity multiple: 19.44×
• Total profit: $82,085
• Equity at exit: $2,371

10-year hold

• IRR: —
• Equity multiple: 40.95×
• Total profit: $177,863
• Equity at exit: $1,375

Cash invested: $4,452 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$83
• Tax est. 1.5%: −$20 /mo · $238/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,344

Break-even live

Break-even rent $139

Max offer price $15,900

Occupancy floor 22%

Sensitivity live

Price	-10% $1,355	-5% $1,350	+0% $1,344	+5% $1,339	+10% $1,333
Rent	-10% $1,199	-5% $1,271	+0% $1,344	+5% $1,417	+10% $1,490
Rate	-1.0pp $1,352	-0.5pp $1,348	base $1,344	+0.5pp $1,340	+1.0pp $1,336

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	24d	1	0.32mi
449 Red Hawk Loop Winter Haven, FL	3.0	2.0	1109	$1,581	$1.43	4d	1	0.52mi
233 Kensington View Blvd Winter Haven, FL	3.0	2.0	1491	$1,975	$1.32	24d	1	0.75mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	15d	1	1.25mi
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	4d	1	1.28mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	22d	1	1.28mi

Listing history 3 events

1. 2026-06-03
   days on market $15,900 Active 118 DOM
2. 2026-06-01
   pricedays on market $15,900 Active 117 DOM
3. 2026-05-31
   days on market $15,400 Active 116 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,087
• − Mortgage interest: −$891
• − Property taxes: −$238
• − Insurance: −$80
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$463
• Taxable income: $16,882
• Est. tax owed @ 24.0%: −$4,052
• After-tax cash flow: $12,078/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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: 4,397
• 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