29 Uncle Pete Rd · Haines City, FL 33844

$145,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 6 Days on market

Built 1972 0.26 ac lot

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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
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer Upper. Investment Opportunity

Key facts

• 0.26 acre lot
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Lot approximately 0.26 acres (about 1/4 to less than 1/2 acre)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Public sewer; Other utilities
• Home design: Residential mobile home (single wide); One story; Faces west
• Construction: Metal roof; Other construction materials; Other foundation details; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 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 (+1.2%/yr); 1333 active listings in the ZIP; 19 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 41% of the median local income ($64k/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 $1k 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 + 1.2% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $99k; 46% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.50% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.47×
• Total profit: $19,146
• Equity at exit: $21,620

10-year hold

• IRR: 19.6%
• Equity multiple: 2.50×
• Total profit: $61,083
• Equity at exit: $12,537

Cash invested: $40,600 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$760
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $731

Break-even live

Break-even rent $1,254

Max offer price $145,000

Occupancy floor 61%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 Katrina Dr Haines City, FL	4.0	2.0	1840	$2,500	$1.36	23d	1	0.27mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	14d	1	0.42mi
5193 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,099	$1.15	23d	1	0.42mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	23d	1	0.45mi
914 Princess Sabal Pt Haines City, FL	3.0	2.0	1677	$1,775	$1.06	14d	1	0.47mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	23d	1	0.47mi
3898 Amers Loop Haines City, FL	4.0	2.5	1874	$2,150	$1.15	23d	1	0.69mi
3874 Amers Loop Haines City, FL	4.0	2.5	1874	$2,130	$1.14	3d	1	0.73mi
429 Silver Palm Dr Haines City, FL	4.0	2.0	1625	$1,990	$1.22	19d	1	0.74mi
299 Bottle Brush Dr Haines City, FL	4.0	2.0	1763	$2,300	$1.30	23d	1	0.86mi
1361 Current Pl Haines City, FL	4.0	2.0	1630	$2,100	$1.29	23d	1	0.91mi
4156 Hummock Pl Haines City, FL	3.0	2.5	1548	$1,850	$1.20	23d	1	0.95mi
3754 King Hill Dr Haines City, FL	3.0	2.5	1720	$1,800	$1.05	23d	1	0.97mi
1138 Foreshore Ln Haines City, FL	3.0	2.0	1734	$2,200	$1.27	23d	1	1.01mi
148 Summerlin Loop Haines City, FL	3.0	2.0	1579	$1,850	$1.17	14d	1	1.10mi
1364 Conch Key Ln Davenport, FL	3.0	2.0	1485	$2,150	$1.45	3d	1	1.15mi
432 Summer Grove Ln Haines City, FL	3.0	2.0	1286	$1,850	$1.44	23d	1	1.29mi
534 Wayland Dr Haines City, FL	3.0	2.0	1455	$1,950	$1.34	14d	1	1.48mi
436 Wayland Dr Haines City, FL	3.0	2.0	1603	$2,000	$1.25	23d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $145,000 Active 6 DOM
2. 2026-06-17
   days on market $145,000 Active 5 DOM
3. 2026-06-16
   days on market $145,000 Active 4 DOM
4. 2026-06-15
   days on market $145,000 Active 3 DOM
5. 2026-06-13
   remarks 35-char remark
6. 2026-06-13
   listed $145,000 Active 1 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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/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 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $26,158
• − Mortgage interest: −$8,122
• − Property taxes: −$2,039
• − Insurance: −$725
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$4,218
• Taxable income: $6,868
• Est. tax owed @ 24.0%: −$1,648
• After-tax cash flow: $7,128/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+46.5% since first listed

5 events — show timeline

• 2026-06-12 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-28 Sold (Public Records) $99,000 Public Records
• 2026-05-15 Sold (MLS) $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+29.4%/yr

Latest (2025): $2,039 · +7.2% YoY. Source: county tax records.