126 2nd St · Eagle Lake, FL 33880

$149,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 107 Days on market

Built 2023 5,001 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

Under contract-accepting backup offers. This newer, well-maintained 3-bedroom, 2-bath manufactured home offers a practical layout with a split-bedroom design and open living, dining, and kitchen areas. The interior provides a functional flow that is perfect for easy living. Located on a fully fenced lot with no HOA, the property offers usable outdoor space and added flexibility. Additional features include a screen entry area, an indoor laundry area with a washer and dryer included, and a storage shed for extra space. Great investment opportunity.

Key facts

• Open floor plan
• Front covered porch
• Fully fenced-in yard

Tags

• FULLY FENCED-IN YARD
• OPEN FLOOR PLAN
• SEPARATE LAUNDRY AREA
• FRONT COVERED PORCH
• BACK PORCH
• SHED

Property features AI

Finance

• Other: Property zoned RES; Total lot approximately 0.11 acre; No CDD; Unfurnished; Living area reported as 924 square feet
• HOA & community: Pets allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected
• Home design: Manufactured home (single wide); One story; Northwest facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Front screened porch; Outdoor lighting; Exterior storage; Chain link fencing; Paved lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Walk-in closet(s)
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (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: 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: John Snively Elementary (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 399 students, 72% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $150k implies a 899% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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. 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: 1.04% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.0

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,392
• Equity at exit: $22,351

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $6,559
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$786
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $231

Break-even live

Break-even rent $1,264

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $316	-5% $274	+0% $231	+5% $189	+10% $146
Rent	-10% $108	-5% $170	+0% $231	+5% $293	+10% $354
Rate	-1.0pp $307	-0.5pp $269	base $231	+0.5pp $192	+1.0pp $153

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Snively Ave Eloise, FL	2.0	1.0	1100	$600	$0.55	24d	1	0.18mi
2200 Clover Ridge Ct Eagle Lake, FL	1.0–2.0	1.0	764	$1,350	$1.77	4d	4	0.92mi
2001 San Marcos Dr SE #11 Winter Haven, FL	2.0	2.0	960	$1,325	$1.38	15d	1	1.03mi
102 Landings Way Winter Haven, FL	1.0–2.0	1.0–2.0	738	$1,385	$1.88	4d	9	1.08mi
1800 3rd Ct SE Winter Haven, FL	2.0	1.0	714	$1,400	$1.96	24d	1	1.16mi
1800 3rd Ct SE Apt E Winter Haven, FL	2.0	1.5	714	$1,400	$1.96	24d	1	1.16mi
1860 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,199	$1.21	20d	1	1.18mi
1870 Avenue Q SW Winter Haven, FL	2.0	1.5	960	$1,199	$1.25	4d	1	1.20mi
1874 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,250	$1.26	4d	1	1.20mi
1304 15th St SW Winter Haven, FL	3.0	1.0	900	$1,750	$1.94	24d	1	1.25mi
1935 Avenue O SW Unit 201 Winter Haven, FL	2.0	2.0	1015	$1,400	$1.38	20d	1	1.34mi
1150 3rd St SW Winter Haven, FL	1.0–2.0	1.0–2.0	587	$1,750	$2.98	22d	12	1.35mi
200 Avenue K SE Winter Haven, FL	1.0–3.0	1.0–2.0	1095	$1,735	$1.58	4d	45	1.48mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-08
   price $149,900
3. 2026-03-12
   price $159,900
4. 2026-02-18
   price $169,900
5. 2026-01-13
   listed $175,000 Active
6. 1992-03-01
   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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,674
• − Mortgage interest: −$8,397
• − Property taxes: −$1,796
• − Insurance: −$750
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,361
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,682/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: 121,740
• 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

+899.3% since first listed

6 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 1992-03-01 Sold (Public Records) $15,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,796 · +55.5% YoY. Source: county tax records.