1805 Blue Lake Dr · Crystal Lake, FL 33801

$75,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 116 Days on market

Built 1974 5,005 sqft lot $33/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
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED BELOW APPRAISED VALUE ~Classic mobile retreat, ready for a refresh!~ Appraised as is at $86,000 with land included and low HOA fees at only $400 per year, this classic mobile retreat is ready for a refresh! This 2 bedroom/2 bath home is situated on a corner lot in the coveted and gated 55+ Skyview Estates Community. Features include a neutral color scheme throughout, spacious rooms, inside utility closet, updated kitchen with granite countertops, solid wood cabinetry, and stainless steel/black appliances, generous 12x21 enclosed sunroom/patio with ceramic tile flooring and an abundance of natural light, plus a separate storage room/workshop. This property offers excellent potential

Key facts

• Gated community
• Solid wood cabinetry
• Updated kitchen

Tags

• CORNER LOT
• GATED COMMUNITY
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• SOLID WOOD CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Association contact/attribution: 863-940-3756
• Financial info: Lease restrictions apply
• HOA & community: HOA: Pratana Carthunjarearn (association required; association approval required); HOA fee $400 annually (approximately $33.33/month); Association fees include recreational facilities and security; Community amenities: clubhouse, dog park, park, street lights; Senior community; Pets allowed (with limits)

Exterior

• Parking: Driveway; Carport with 1 space
• Security: Gated community; Smoke detectors
• Utilities: Public water; Septic tank; Electricity connected; Underground utilities; Broadband/high-speed internet available; Water connected
• Home design: Residential mobile home (double wide); Park model 03972CA & 03972CB; Single-story (one level); Faces east; Completed condition; Entry on crawlspace foundation
• Construction: Metal siding; Metal roof; Built as a double wide mobile home
• Exterior features: Covered, enclosed and screened patio/porch (Florida room); Outdoor lighting; Rain gutters; Sliding doors; On-site storage; Mature landscaping; Corner lot, level and paved; Paved/asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Stone countertops; Thermostat; Blinds
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry closet; Washer (appliance present)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools 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.
• Market conditions: Rents rising (+1.1%/yr); 253 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% of the median local income ($53k/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 $525 of loan paydown is wiped out by about $2k 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 + 1.1% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $76k implies a 97% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,069 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.13%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.05×
• Total profit: $22,235
• Equity at exit: $11,317

10-year hold

• IRR: 32.4%
• Equity multiple: 3.65×
• Total profit: $56,317
• Equity at exit: $6,562

Cash invested: $21,252 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$398
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$32
• HOA: −$33
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $587

Break-even live

Break-even rent $765

Max offer price $75,900

Occupancy floor 56%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	3d	1	0.14mi
3061 Crystal Hills Dr Lakeland, FL	2.0	2.0	720	$1,400	$1.94	23d	1	0.31mi
1505 Goodyear Ave Unit 17 Lakeland, FL	2.0	1.0	792	$950	$1.20	23d	1	0.40mi
3306 Peachtree Hill Rd Lakeland, FL	2.0	1.0	742	$1,195	$1.61	14d	1	0.40mi
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	14d	1	0.44mi
2830 Skyview Dr Lakeland, FL	2.0	1.0	850	$1,175	$1.38	23d	1	0.47mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	23d	1	0.48mi
1323 Tom Watson Rd Lakeland, FL	2.0	1.0	800	$1,350	$1.69	23d	1	0.51mi
2929 Nine Iron Dr Lakeland, FL	2.0	1.0	850	$875	$1.03	3d	1	0.56mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	13d	1	0.70mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	11d	1	0.71mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	14d	1	0.84mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	23d	1	0.94mi
1969 Crystal Grove Dr Lakeland, FL	2.0	1.0–2.0	576	$1,415	$2.46	3d	8	1.01mi
521 Skyline Dr E Lakeland, FL	3.0	2.0	1260	$2,300	$1.83	3d	1	1.25mi
2025 Sylvester Rd Unit N109 Lakeland, FL	2.0	2.0	1099	$1,750	$1.59	3d	1	1.48mi
2025 Sylvester Rd Lakeland, FL	1.0–2.0	1.0–2.0	1099	$1,850	$1.68	23d	2	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-18
   days on market $75,900 Active 116 DOM
2. 2026-06-17
   days on market $75,900 Active 115 DOM
3. 2026-06-16
   days on market $75,900 Active 114 DOM
4. 2026-06-15
   days on market $75,900 Active 113 DOM
5. 2026-06-13
   days on market $75,900 Active 111 DOM
6. 2026-06-10
   days on market $75,900 Active 108 DOM
7. 2026-06-09
   days on market $75,900 Active 107 DOM
8. 2026-06-08
   pricedays on market $75,900 Active 106 DOM
9. 2026-06-07
   days on market $79,500 Active 105 DOM
10. 2026-06-05
    days on market $79,500 Active 102 DOM
11. 2026-06-03
    days on market $79,500 Active 100 DOM
12. 2026-06-01
    days on market $79,500 Active 99 DOM
13. 2026-05-31
    days on market $79,500 Active 98 DOM
14. 2026-05-08
    price $79,500
15. 2026-04-27
    price $79,900
16. 2026-02-22
    listed $86,000 Active
17. 1985-04-01
    soldstatus $38,500

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,090
• − Mortgage interest: −$4,252
• − Property taxes: −$1,699
• − Insurance: −$380
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − HOA: −$396
• − Depreciation: −$2,208
• Taxable income: $6,261
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $5,537/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F 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: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1%

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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+106.5% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $79,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Listed $86,000 Stellar MLS as Distributed by MLS Grid
• 1985-04-01 Sold (Public Records) $38,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,699 · +15.9% YoY. Source: county tax records.