4420 Limewood St · Jan Phyl Village, FL 33880

$105,000

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 147 Days on market

Built 1980 3,681 sqft lot $159/mo HOA · 11% of rent

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

Key facts

• Tennis
• Clubhouse
• Pickleball

Tags

• NEW ARCHITECTURAL SHINGLE ROOF
• NEW FLOORING
• HEATED COMMUNITY POOL
• CLUBHOUSE
• TENNIS
• PICKLEBALL

Property features AI

Finance

• Other: Partially furnished; Home warranty included; Senior community; Cats allowed; Lease restrictions apply
• Financial info: Total annual fees reported
• HOA & community: HOA required with monthly fee of $159; Association name: Lenora Cuthbert / Oakwood Estates; Association approval required; Association amenities include clubhouse, pool, tennis courts, pickleball, basketball, shuffleboard, recreational facilities, maintenance, storage, private road maintenance, trash, sewer and water, laundry, wheelchair access, gated community, fence restrictions

Exterior

• Parking: Driveway; 1-car carport
• Security: Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected
• Home design: Manufactured home (double wide); One story; Faces north; Entry on main level
• Construction: Metal siding; Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered porch; Screened porch; Side porch; French doors; Exterior lighting; Rain gutters; Outdoor storage; Workshop on property; Mature landscaping with fruit trees; Landscaped, paved and private lot; Private maintained road; Lake access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Thermostat; Walk-in closet(s); Window treatments; Blinds; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#769 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Eagle Lake Elementary School (math 49% / reading 40%, grade F, #1,288 of 2,144 statewide, top 62%, 697 students, 59% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 7 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 31% 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 $726 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.40% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.0

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,528
• Equity at exit: $15,656

10-year hold

• IRR: 13.0%
• Equity multiple: 2.01×
• Total profit: $29,730
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$551
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$44
• HOA: −$159
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $349

Break-even live

Break-even rent $1,028

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $409	-5% $379	+0% $349	+5% $320	+10% $290
Rent	-10% $233	-5% $291	+0% $349	+5% $407	+10% $465
Rate	-1.0pp $402	-0.5pp $376	base $349	+0.5pp $322	+1.0pp $294

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 Red Hawk Loop Winter Haven, FL	3.0	2.0	1109	$1,581	$1.43	4d	1	0.74mi
3039 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	864	$1,175	$1.36	4d	1	0.91mi
3074 St Paul Dr Jan Phyl Village, FL	2.0	1.0	860	$1,149	$1.34	16d	1	0.92mi
3062 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	1100	$1,323	$1.20	4d	1	0.94mi
3060 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	762	$1,373	$1.80	25d	1	0.94mi
1059 Spirit Lake Rd Winter Haven, FL	2.0	1.0	900	$1,378	$1.53	25d	1	1.04mi
267 Lake Thomas Dr Winter Haven, FL	2.0	2.0	1033	$1,800	$1.74	25d	1	1.08mi

HOA detail

• Monthly dues: $159 · $1,908/yr
• Likely covers: poolsecurity

Listing history 29 events

1. 2026-06-18
   days on market $105,000 Active 147 DOM
2. 2026-06-17
   days on market $105,000 Active 146 DOM
3. 2026-06-16
   days on market $105,000 Active 145 DOM
4. 2026-06-15
   days on market $105,000 Active 144 DOM
5. 2026-06-13
   days on market $105,000 Active 142 DOM
6. 2026-06-10
   days on market $105,000 Active 139 DOM
7. 2026-06-09
   days on market $105,000 Active 138 DOM
8. 2026-06-08
   pricedays on market $105,000 Active 137 DOM
9. 2026-06-07
   days on market $112,000 Active 136 DOM
10. 2026-06-05
    days on market $112,000 Active 133 DOM
11. 2026-06-03
    days on market $112,000 Active 131 DOM
12. 2026-06-01
    days on market $112,000 Active 130 DOM
13. 2026-05-31
    days on market $112,000 Active 129 DOM
14. 2026-05-07
    price $112,000
15. 2026-01-22
    listed $117,000 Active
16. 2025-08-31
    historical
17. 2025-05-01
    listed $134,990 Active
18. 2018-08-20
    soldstatus $55,000 Sold 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

19. 2018-07-30
    status Pending 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

20. 2018-06-13
    price $57,900 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

21. 2018-06-11
    status Active 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

22. 2018-06-04
    status Active 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

23. 2018-06-04
    historical 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

24. 2018-05-22
    historical 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

25. 2018-05-21
    listed $54,900 Active 561-char remark

    Show marketing remark (561 chars)

    This home is just waiting for its new owners! Home boost 2/2 with a beautiful balcony to enjoy the beautiful Florida sunsets. Home is only about a block away from Dinner lake and makes a nice walk to enjoy looking at some of Florida's wild life such as the sand hill cranes, ducks plus a variety of other wild life in it's natural habitat. Home is located in a five star, gated community. Community has tw o club houses, two heated pools, shuffle board, miniature golf, fishing pier, bocce ball, horse shoes, pickle ball, tennis. Plus planned daily activities.

26. 2006-02-06
    soldstatus $62,000
27. 2005-11-25
    soldstatus $52,000
28. 2005-08-01
    soldstatus $28,000
29. 1997-02-01
    soldstatus $15,000

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$163/yr (+$14/mo · 23.0%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,646
• − Mortgage interest: −$5,882
• − Property taxes: −$708
• − Insurance: −$525
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$1,908
• − Depreciation: −$3,055
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,533/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 — Jan Phyl Village

• Score: 62/100
• State rank: #769
• US rank: #17294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• 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

Price history

+646.7% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $112,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $117,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Listed $134,990 Stellar MLS as Distributed by MLS Grid
• 2018-08-20 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-13 Price Changed $57,900 Stellar MLS as Distributed by MLS Grid
• 2018-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-05-21 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-06 Sold (Public Records) $62,000 Public Records
• 2005-11-25 Sold (Public Records) $52,000 Public Records
• 2005-08-01 Sold (Public Records) $28,000 Public Records
• 1997-02-01 Sold (Public Records) $15,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $708 · +21.1% YoY. Source: county tax records.