1679 Foxway Dr · Lakeland, FL 33810

$149,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 125 Days on market

Built 1983 4,918 sqft lot $80/mo HOA · 5% of rent

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Why this score? — see what drove the D+ 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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE!! 2BR/2BA Fleetwood, FURNISHED, all appliances, inside laundry w/ washer, dryer, sprinkler system, utility shed with rear double doors to house a golf cart! Roof replaced in 2003, under warranty. Dishwasher 3 yrs. old. Home has been replumbed.

Key facts

• Storage room
• 10x14 lanai
• Wall to wall windows

Tags

• BRIGHT AND AIRY LIVING ROOM
• WALL TO WALL WINDOWS
• BUILT IN CHINA CABINET
• WALK IN SHOWER
• 10X14 LANAI
• STORAGE ROOM

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Part of Foxwood Lake Estates POA; Monthly HOA approximately $80.67 (annual $968); HOA required with approval process; HOA includes cable TV, internet, pool, maintenance of grounds, and escrow reserves; Community amenities: clubhouse, gated entry, pool, tennis courts, pickleball courts, racquetball; Deed restrictions; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home (double wide); One story; Faces north
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Built on a lot approximately 60 x 82 (0.11 acre)
• Exterior features: Sliding doors; Outdoor storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Water filtration system; Water softener
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Walk-in closet(s); Formal dining room; Formal living room; Inside utility / storage
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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.
• Market conditions: Rents rising (+2.8%/yr); 504 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

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 125 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 87% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-17,484
• Equity at exit: $22,351

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-7,219
• 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 33810

• Rents YoY: 2.8%
• Active inventory: 504
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$80
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $111

Break-even live

Break-even rent $1,413

Max offer price $149,900

Occupancy floor 88%

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1567 Longbow Dr Lakeland, FL	2.0	1.5	864	$1,195	$1.38	2d	1	0.14mi
5227 Grace St E Lakeland, FL	3.0	2.0	1062	$1,775	$1.67	23d	1	0.38mi
4500 Williamstown Blvd Lakeland, FL	3.0	1.0–2.0	1062	$1,508	$1.42	23d	1	0.52mi
1510 Galloway Oaks Dr Lakeland, FL	2.0–3.0	2.0	1066	$1,376	$1.29	21d	8	0.58mi
1545 Kennedy Blvd Lakeland, FL	1.0–3.0	1.0–2.0	997	$1,682	$1.69	2d	24	0.67mi
4240 Summer Landing Dr #106 Lakeland, FL	3.0	2.0	1038	$1,700	$1.64	23d	1	0.71mi
4240 Summer Landing Dr Lakeland, FL	2.0–3.0	2.0	1083	$1,450	$1.34	13d	2	0.71mi
5233 US Highway 98 N Lakeland, FL	1.0–2.0	1.0–2.0	794	$1,505	$1.89	2d	15	0.78mi
4355 Corporate Ave Lakeland, FL	2.0	2.0	872	$1,531	$1.76	10d	1	0.88mi
6120 Burnett St Lakeland, FL	1.0–3.0	1.0–2.0	1002	$1,910	$1.91	3d	21	1.06mi
733 Carpenters Way #37 Lakeland, FL	2.0	1.5	1307	$1,400	$1.07	19d	1	1.20mi
909 Shirley Ann Trl Lakeland, FL	2.0	2.0	950	$1,460	$1.54	23d	1	1.23mi
3939 Golf Village Loop Lakeland, FL	2.0	1.0–2.0	878	$1,619	$1.84	3d	6	1.31mi
6032 Norton Rd Unit 6032 Lakeland, FL	2.0	2.0	880	$1,295	$1.47	23d	1	1.32mi
6031 Crafton Dr Lakeland, FL	2.0	1.0	914	$1,125	$1.23	13d	1	1.37mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 125 DOM
2. 2026-06-17
   days on market $149,900 Active 124 DOM
3. 2026-06-16
   days on market $149,900 Active 123 DOM
4. 2026-06-15
   days on market $149,900 Active 122 DOM
5. 2026-06-13
   pricedays on market $149,900 Active 120 DOM
6. 2026-06-10
   days on market $165,000 Active 117 DOM
7. 2026-06-09
   days on market $165,000 Active 116 DOM
8. 2026-06-08
   days on market $165,000 Active 115 DOM
9. 2026-06-07
   days on market $165,000 Active 114 DOM
10. 2026-06-05
    days on market $165,000 Active 111 DOM
11. 2026-06-03
    days on market $165,000 Active 109 DOM
12. 2026-06-01
    days on market $165,000 Active 108 DOM
13. 2026-05-31
    days on market $165,000 Active 107 DOM
14. 2026-02-13
    listed $165,000 Active
15. 2007-07-13
    soldstatus $80,000 255-char remark

    Show marketing remark (255 chars)

    IMMACULATE!! 2BR/2BA Fleetwood, FURNISHED, all appliances, inside laundry w/ washer, dryer, sprinkler system, utility shed with rear double doors to house a golf cart! Roof replaced in 2003, under warranty. Dishwasher 3 yrs. old. Home has been replumbed.

16. 2007-05-02
    listed $84,900 255-char remark

    Show marketing remark (255 chars)

    IMMACULATE!! 2BR/2BA Fleetwood, FURNISHED, all appliances, inside laundry w/ washer, dryer, sprinkler system, utility shed with rear double doors to house a golf cart! Roof replaced in 2003, under warranty. Dishwasher 3 yrs. old. Home has been replumbed.

17. 1997-10-21
    soldstatus $40,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,639
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$960
• − Depreciation: −$4,361
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,588/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

+306.4% since first listed

4 events — show timeline

• 2026-02-13 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-13 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-02 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 1997-10-21 Sold (Public Records) $40,600 Public Records

Property tax history

+0.1%/yr

Latest (2025): $142 · +6.0% YoY. Source: county tax records.