3548 Shady Brooke Dr W · Fuller Heights, FL 33860

$219,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 17 Days on market

Built 1986 0.27 ac lot ↓ 12% since listing

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Beautifully updated 4 bedroom, 2 bathroom mobile home in Mulberry! This spacious home features brand-new flooring, fully renovated bathrooms, and a modern kitchen with granite countertops and stainless steel appliances. It also has a brand-new AC and a durable metal roof for added peace of mind. New electric panel and service. New hurricane straps, siding, and brand new septic. With a bright, open layout and quality finishes throughout, this move-in ready home is primed for a new family. Agents please read realtor remarks.

Key facts

• Updated mobile home
• Renovated bathrooms
• Modern kitchen

Tags

• UPDATED MOBILE HOME
• RENOVATED BATHROOMS
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW AC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#720 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B; Watch: schools F, 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 (+1.6%/yr); 180 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $216,601 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-11,857
• Equity at exit: $32,788

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $11,369
• Equity at exit: $19,013

Cash invested: $61,572 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $425

Break-even live

Break-even rent $1,807

Max offer price $219,900

Occupancy floor 77%

Sensitivity live

Price	-10% $550	-5% $487	+0% $425	+5% $363	+10% $301
Rent	-10% $240	-5% $333	+0% $425	+5% $518	+10% $610
Rate	-1.0pp $536	-0.5pp $481	base $425	+0.5pp $368	+1.0pp $310

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Coach Lamp Rd Mulberry, FL	3.0	2.0	1454	$2,135	$1.47	3d	1	0.40mi
3487 Imperial Manor Way Mulberry, FL	4.0	2.0	1813	$2,346	$1.29	3d	1	0.46mi
3439 Imperial Manor Way Mulberry, FL	3.0	2.0	1286	$1,960	$1.52	14d	1	0.58mi
4250 Creekwood Ln Mulberry, FL	3.0	3.0	2040	$2,400	$1.18	24d	1	1.23mi
3227 Ogden Dr Mulberry, FL	3.0	2.0	1716	$2,325	$1.35	15d	1	1.42mi
3227 Ogden Dr Mulberry, FL	3.0	2.0	1716	$2,325	$1.35	19d	1	1.42mi
2292 Blackwood Dr Mulberry, FL	3.0	2.0	1695	$1,865	$1.10	19d	1	1.42mi

Listing history 13 events

1. 2026-03-17
   soldstatus $215,000
2. 2026-02-24
   status Pending
3. 2026-02-07
   listed $219,900 Active
4. 2026-01-27
   historical
5. 2026-01-22
   price $219,900
6. 2026-01-04
   status Active
7. 2026-01-01
   historical
8. 2025-10-10
   status Active
9. 2025-10-05
   status Pending
10. 2025-08-19
    status Active
11. 2025-08-05
    status Pending
12. 2025-07-22
    price $229,900
13. 2025-07-10
    listed $244,300 Active

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,194 · $183/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $28,144
• − Mortgage interest: −$12,318
• − Property taxes: −$2,194
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$6,397
• Taxable income: $1,632
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $4,710/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 — Fuller Heights

• Score: 63/100
• State rank: #720
• US rank: #15426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fuller Heights, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

-12.0% since first listed

13 events — show timeline

• 2026-03-17 Sold (Public Records) $215,000 Public Records
• 2026-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-22 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Listed $244,300 Stellar MLS as Distributed by MLS Grid

Property tax history

+33.3%/yr

Latest (2025): $2,194 · +349.8% YoY. Source: county tax records.