6644 Princeton Dr NE · Winter Haven, FL 33881

$129,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 164 Days on market

Built 1986 3,920 sqft lot $45/mo HOA · 2% 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 +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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lake ‘N Golf Estates! This well-maintained 2-bedroom, 2-bath double-wide manufactured home is situated on 0.09 acres of land that you own, in one of Winter Haven’s desirable 55+ lakefront communities with direct access to the Lake Henry Chain of Lakes. Offering 1,296 sq ft of heated living space, the home features a spacious open layout, large living room, dedicated dining area, and an eat-in kitchen with ample cabinet storage and pantry. The primary suite includes a walk-in closet and private bath, while the guest bedroom also offers a walk-in closet and convenient access to the second full bathroom. Enjoy Florida living year-round with a bright Florida room, enclose

Key facts

• Walk-in closet
• Private bath
• Eat-in kitchen

Tags

• SPACIOUS OPEN LAYOUT
• DEDICATED DINING AREA
• EAT-IN KITCHEN
• AMPLE CABINET STORAGE
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• Other: Furnished; Total building area listed (per public records): 2,085 sq ft; Living area (public records): 1,296 sq ft; Lot approximately 0.09 acres (approx. 51 x 80)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Charlotte Van Beek) — monthly fee approx. $45.83, $550 annually; Association requires approval; Association amenities include clubhouse, pool, shuffleboard court, lobby key; Senior community; Pets allowed; Buyer approval required; Golf carts allowed

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; One level; Faces west
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Enclosed porch/patio; Awnings; Exterior lighting; Sliding doors; Outdoor storage; Vinyl fencing; Paved, private lot in county; Lake access (Lake Henry, Chain of Lakes)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Thermostat; Window treatments (blinds, drapes)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry; Inside utility room; Florida room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (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: Lake Alfred Elementary School (math 43% / reading 41%, grade F, #1,403 of 2,144 statewide, top 67%, 821 students, 49% 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); 491 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 42% 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 $898 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 + 2.1% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $130k implies a 766% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.54% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.4

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: 12.5%
• Equity multiple: 1.49×
• Total profit: $17,891
• Equity at exit: $19,369

10-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $60,952
• Equity at exit: $11,231

Cash invested: $36,372 (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: 491
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$54
• HOA: −$45
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $639

Break-even live

Break-even rent $1,197

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $712	-5% $675	+0% $639	+5% $602	+10% $565
Rent	-10% $480	-5% $560	+0% $639	+5% $718	+10% $797
Rate	-1.0pp $704	-0.5pp $672	base $639	+0.5pp $605	+1.0pp $571

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1725	$2,000	$1.16	15d	1	0.79mi
265 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1426	$2,200	$1.54	3d	1	0.83mi
4955 Old Lucerne Park Rd Winter Haven, FL	3.0	2.0	1609	$2,050	$1.27	24d	1	1.11mi
161 Greenview Dr #161 Winter Haven, FL	2.0	2.0	950	$2,100	$2.21	24d	1	1.49mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 164 DOM
2. 2026-06-17
   days on market $129,900 Active 163 DOM
3. 2026-06-16
   days on market $129,900 Active 162 DOM
4. 2026-06-15
   days on market $129,900 Active 161 DOM
5. 2026-06-13
   days on market $129,900 Active 159 DOM
6. 2026-06-10
   days on market $129,900 Active 156 DOM
7. 2026-06-09
   days on market $129,900 Active 155 DOM
8. 2026-06-08
   days on market $129,900 Active 154 DOM
9. 2026-06-07
   days on market $129,900 Active 153 DOM
10. 2026-06-05
    days on market $129,900 Active 150 DOM
11. 2026-06-03
    days on market $129,900 Active 148 DOM
12. 2026-06-01
    days on market $129,900 Active 147 DOM
13. 2026-05-31
    days on market $129,900 Active 146 DOM
14. 2026-01-05
    listed $129,900 Active
15. 1998-11-10
    soldstatus $15,000
16. 1996-08-14
    soldstatus $27,500

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,980 · $165/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,061
• − Mortgage interest: −$7,276
• − Property taxes: −$1,980
• − Insurance: −$650
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$540
• − Depreciation: −$3,779
• Taxable income: $5,987
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $6,228/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

+372.4% since first listed

3 events — show timeline

• 2026-01-05 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 1998-11-10 Sold (Public Records) $15,000 Public Records
• 1996-08-14 Sold (Public Records) $27,500 Public Records

Property tax history

+15.9%/yr

Latest (2025): $1,980 · +7.3% YoY. Source: county tax records.