6346 Bayberry Blvd NE · Winter Haven, FL 33881

$195,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 209 Days on market

Built 2005 4,500 sqft lot $34/mo HOA · 2% of rent

---

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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover retirement living at it's best at Brookhaven 55+ community! This charming 2005 double wide manufactured "Homes of Merit" is situated on a corner lot on OWNED LAND offering a peaceful retreat located on a dead-end street. This meticulously maintained fully furnished home offers over 1400 sqft under air and heat, including a spacious open living area, 2 bedrooms, 2 bathrooms, a bonus room, and indoor laundry room. Enjoy fantastic views from the additional porch overlooking the neighboring pasture. Recent upgrades include a new shingle roof and carport (09/2023), updated siding, and updated tie downs. The spacious kitchen comes with a separate island, updated microwave, and ample counter and cupboard space. The open floorplan seamlessly combines the living, dining, and kitchen areas with sliding doors opening to the porch. Natural daylight fills the space, complemented by a tray ceiling in the living room. Versatility is key with a bonus room featuring French doors, perfect for an office, third bedroom, or hobby space. The home also offers a spacious guest bedroom and bathroom, along with an oversized primary bedroom with an ensuite bathroom. For your convenience the home has an inside laundry room (washer/dryer included) and a spacious workshop for additional storage needs. Surrounded by beautiful mature landscaping, this home provides a peaceful living experience. The 55+ community amenities include a pool, clubhouse, and shuffleboard, creating a vibrant social environment. With a low HOA fee of only $34 per month, this community is centrally located near HWY 27, shopping, medical facilities, and restaurants. Enjoy the proximity to Disney parks (1 hour away) and both East and West coasts (1.5-2 hours away). Don't miss out on the opportunity to call 6346 Bayberry Blvd home. Book your appointment today to experience the charm of this unique property!

Key facts

• Updated siding
• Separate island
• New shingle roof

Tags

• CORNER LOT
• QUIET DEAD-END STREET
• NEW SHINGLE ROOF
• UPDATED SIDING
• NEW PARKAY ENDURANCE FLOORING
• SEPARATE ISLAND

Property features AI

Finance

• Other: Furnished; Association approval required; Third-party listing contact available
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly $34 / annual $408) with buyer approval required; HOA amenities include clubhouse, pool, shuffleboard court; pool included in fees; Senior community; Deed restrictions and special community restrictions; Golf carts allowed; Pets allowed (cats and dogs; breed restrictions and number limit)

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; BB/HS internet available; Electricity connected; Irrigation equipment
• Home design: Manufactured double-wide home; One story; Facing east; Completed/ready condition; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Enclosed patio/porch; Private mailbox; Rain barrel/cistern; Rain gutters; Sliding doors; Outdoor storage; Workshop on property; Mature landscaping; Corner lot on a paved, dead-end street; On waterfront with creek views

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Thermostat; Vaulted ceiling; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Inside laundry room; Washer and dryer included; Electric dryer hookup; Inside utility/Florida room/den/office available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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.
• Zoned schools: Dundee Elementary Academy (math 51% / reading 56%, grade C, #949 of 2,144 statewide, top 45%, 653 students, 47% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL).
• Market conditions: Rents rising (+2.1%/yr); 495 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 44% of the median local income ($57k/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 $6k 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 209 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-17,811
• Equity at exit: $29,075

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,730
• Equity at exit: $16,860

Cash invested: $54,600 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 495
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$81
• HOA: −$34
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $245

Break-even live

Break-even rent $1,796

Max offer price $195,000

Occupancy floor 83%

Sensitivity live

Price	-10% $355	-5% $300	+0% $245	+5% $190	+10% $135
Rent	-10% $79	-5% $162	+0% $245	+5% $328	+10% $411
Rate	-1.0pp $343	-0.5pp $295	base $245	+0.5pp $194	+1.0pp $143

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1426	$2,200	$1.54	5d	1	0.59mi
241 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1725	$2,000	$1.16	16d	1	0.60mi
877 Cambridge Dr Winter Haven, FL	4.0	2.0	1840	$1,875	$1.02	25d	1	0.69mi
213 Lake Lucerne Way Winter Haven, FL	4.0	2.0	1717	$1,900	$1.11	14d	1	0.81mi
4955 Old Lucerne Park Rd Winter Haven, FL	3.0	2.0	1609	$2,050	$1.27	25d	1	0.98mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-22
   days on market $195,000 Active 209 DOM
2. 2026-06-18
   days on market $195,000 Active 206 DOM
3. 2026-06-17
   pricedays on market $195,000 Active 205 DOM
4. 2026-06-01
   days on market $197,900 Active 208 DOM
5. 2026-05-31
   days on market $197,900 Active 207 DOM
6. 2026-04-07
   price $197,900
7. 2026-02-02
   price $199,900
8. 2025-12-08
   price $205,000
9. 2025-11-21
   price $210,000
10. 2025-11-05
    listed $215,000 Active
11. 2025-01-30
    historical
12. 2024-12-23
    price $215,000
13. 2024-11-10
    price $223,000
14. 2024-10-04
    listed $225,000 Active
15. 2024-03-07
    soldstatus $195,000
16. 2024-03-01
    soldstatus $195,000 Closed 1898-char remark

    Show marketing remark (1898 chars)

    Discover retirement living at it's best at Brookhaven 55+ community! This charming 2005 double wide manufactured "Homes of Merit" is situated on a corner lot on OWNED LAND offering a peaceful retreat located on a dead-end street. This meticulously maintained fully furnished home offers over 1400 sqft under air and heat, including a spacious open living area, 2 bedrooms, 2 bathrooms, a bonus room, and indoor laundry room. Enjoy fantastic views from the additional porch overlooking the neighboring pasture. Recent upgrades include a new shingle roof and carport (09/2023), updated siding, and updated tie downs. The spacious kitchen comes with a separate island, updated microwave, and ample counter and cupboard space. The open floorplan seamlessly combines the living, dining, and kitchen areas with sliding doors opening to the porch. Natural daylight fills the space, complemented by a tray ceiling in the living room. Versatility is key with a bonus room featuring French doors, perfect for an office, third bedroom, or hobby space. The home also offers a spacious guest bedroom and bathroom, along with an oversized primary bedroom with an ensuite bathroom. For your convenience the home has an inside laundry room (washer/dryer included) and a spacious workshop for additional storage needs. Surrounded by beautiful mature landscaping, this home provides a peaceful living experience. The 55+ community amenities include a pool, clubhouse, and shuffleboard, creating a vibrant social environment. With a low HOA fee of only $34 per month, this community is centrally located near HWY 27, shopping, medical facilities, and restaurants. Enjoy the proximity to Disney parks (1 hour away) and both East and West coasts (1.5-2 hours away). Don't miss out on the opportunity to call 6346 Bayberry Blvd home. Book your appointment today to experience the charm of this unique property!

17. 2024-01-31
    status Pending 1898-char remark

    Show marketing remark (1898 chars)

    Discover retirement living at it's best at Brookhaven 55+ community! This charming 2005 double wide manufactured "Homes of Merit" is situated on a corner lot on OWNED LAND offering a peaceful retreat located on a dead-end street. This meticulously maintained fully furnished home offers over 1400 sqft under air and heat, including a spacious open living area, 2 bedrooms, 2 bathrooms, a bonus room, and indoor laundry room. Enjoy fantastic views from the additional porch overlooking the neighboring pasture. Recent upgrades include a new shingle roof and carport (09/2023), updated siding, and updated tie downs. The spacious kitchen comes with a separate island, updated microwave, and ample counter and cupboard space. The open floorplan seamlessly combines the living, dining, and kitchen areas with sliding doors opening to the porch. Natural daylight fills the space, complemented by a tray ceiling in the living room. Versatility is key with a bonus room featuring French doors, perfect for an office, third bedroom, or hobby space. The home also offers a spacious guest bedroom and bathroom, along with an oversized primary bedroom with an ensuite bathroom. For your convenience the home has an inside laundry room (washer/dryer included) and a spacious workshop for additional storage needs. Surrounded by beautiful mature landscaping, this home provides a peaceful living experience. The 55+ community amenities include a pool, clubhouse, and shuffleboard, creating a vibrant social environment. With a low HOA fee of only $34 per month, this community is centrally located near HWY 27, shopping, medical facilities, and restaurants. Enjoy the proximity to Disney parks (1 hour away) and both East and West coasts (1.5-2 hours away). Don't miss out on the opportunity to call 6346 Bayberry Blvd home. Book your appointment today to experience the charm of this unique property!

18. 2024-01-24
    listed $199,900 Active 1898-char remark

    Show marketing remark (1898 chars)

    Discover retirement living at it's best at Brookhaven 55+ community! This charming 2005 double wide manufactured "Homes of Merit" is situated on a corner lot on OWNED LAND offering a peaceful retreat located on a dead-end street. This meticulously maintained fully furnished home offers over 1400 sqft under air and heat, including a spacious open living area, 2 bedrooms, 2 bathrooms, a bonus room, and indoor laundry room. Enjoy fantastic views from the additional porch overlooking the neighboring pasture. Recent upgrades include a new shingle roof and carport (09/2023), updated siding, and updated tie downs. The spacious kitchen comes with a separate island, updated microwave, and ample counter and cupboard space. The open floorplan seamlessly combines the living, dining, and kitchen areas with sliding doors opening to the porch. Natural daylight fills the space, complemented by a tray ceiling in the living room. Versatility is key with a bonus room featuring French doors, perfect for an office, third bedroom, or hobby space. The home also offers a spacious guest bedroom and bathroom, along with an oversized primary bedroom with an ensuite bathroom. For your convenience the home has an inside laundry room (washer/dryer included) and a spacious workshop for additional storage needs. Surrounded by beautiful mature landscaping, this home provides a peaceful living experience. The 55+ community amenities include a pool, clubhouse, and shuffleboard, creating a vibrant social environment. With a low HOA fee of only $34 per month, this community is centrally located near HWY 27, shopping, medical facilities, and restaurants. Enjoy the proximity to Disney parks (1 hour away) and both East and West coasts (1.5-2 hours away). Don't miss out on the opportunity to call 6346 Bayberry Blvd home. Book your appointment today to experience the charm of this unique property!

19. 2010-03-18
    soldstatus $16,000
20. 1998-07-23
    soldstatus $12,500
21. 1996-03-06
    soldstatus $13,000

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $3,375 · $281/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 6/10 Major FEMA zone X (unshaded) · 72% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,276
• − Mortgage interest: −$10,923
• − Property taxes: −$3,375
• − Insurance: −$975
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$408
• − Depreciation: −$5,673
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,969/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 — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Haven, FL
• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 40,808
• Household income: $57,024
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1270.0

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 0.68)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 12% Cuban 1%
• Common ancestry: Hispanic 5% Slovak 1% Italian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 20% French/Haitian/Cajun 6%

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: ▼ -88.95%
• Current HPI: 277.0597
• Rent YoY: ▲ 2.10%
• 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

+1422.3% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $197,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-23 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-10 Price Changed $223,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-04 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Sold (Public Records) $195,000 Public Records
• 2024-03-01 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-24 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2010-03-18 Sold (Public Records) $16,000 Public Records
• 1998-07-23 Sold (Public Records) $12,500 Public Records
• 1996-03-06 Sold (Public Records) $13,000 Public Records

Property tax history

+22.7%/yr

Latest (2025): $3,375 · +1172.9% YoY. Source: county tax records.