1688 Foxway Dr · Lakeland, FL 33810

$174,900

3 bd · 2.0 ba · 1,265 sqft · Manufactured public records · 50 Days on market

Built 1985 4,918 sqft lot $80/mo HOA · 4% of rent

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• 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

WONDERFUL 3 Bedroom, 2 Bathroom in the 55+ community of Foxwood Lake Estates where you OWN THE LAND!! You'll love the space in this home with a split bedroom plan, remodeled bathrooms that include new walk-in showers in both bathrooms done by West Shore Home!! Adorable dining room with two built-in corner hutches, stainless steel appliances in the kitchen, laminate flooring throughout the main structure of the home, lots of storage, an entry ramp to the side door off the driveway and a Florida Room with A/C and heat from the main unit!! Since the Florida room will be comfortable all year round, use it as a den, family room, office or game room! The storage shed off the driveway is perfe

Key facts

• Laminate flooring
• Split bedroom plan
• Walk-in showers

Tags

• SPLIT BEDROOM PLAN
• REMODELED BATHROOMS
• WALK-IN SHOWERS
• BUILT-IN CORNER HUTCHES
• STAINLESS STEEL APPLIANCES
• LAMINATE FLOORING

Property features AI

Finance

• Other: Partially furnished; Total living area reported as 1,427 sq ft (owner provided)
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association with required approval; Monthly HOA approximately $80.67 (annually $968); Association amenities include clubhouse, pool, fitness center, spa/hot tub, sauna, recreational facilities, basketball court, pickleball and shuffleboard courts, and security; Buyer approval required; Deed restrictions; Community mailbox; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Security: Community security (HOA amenity)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected; Irrigation equipment
• Home design: Manufactured double wide home; One story; South-facing; Crawlspace foundation
• Construction: Metal siding; Metal roof; Roof over
• Exterior features: Awning(s); Rain gutters; Sliding doors; Shed(s); Landscaped yard; Level lot; Paved surfaces; Private maintained road; Fishing pier (water extras listed)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms (one-story home)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; High ceilings; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Florida room
• Laundry & utility: Washer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% 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; 27 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 33% of the median local income ($70k/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 $5k 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 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $175k implies a 204% 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.5

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-9,132
• Equity at exit: $26,078

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $15,689
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$917
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$73
• HOA: −$80
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $308

Break-even live

Break-even rent $1,545

Max offer price $174,900

Occupancy floor 79%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5227 Grace St E Lakeland, FL	3.0	2.0	1062	$1,775	$1.67	23d	1	0.33mi
4500 Williamstown Blvd Lakeland, FL	3.0	1.0–2.0	1062	$1,833	$1.73	23d	1	0.53mi
1510 Galloway Oaks Dr Lakeland, FL	2.0–3.0	2.0	1066	$1,699	$1.59	21d	8	0.57mi
907 Swann Dr Lakeland, FL	3.0	3.0	1601	$1,960	$1.22	14d	1	0.60mi
1545 Kennedy Blvd Lakeland, FL	1.0–3.0	1.0–2.0	997	$1,992	$2.00	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	$1,700	$1.57	14d	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	0.72mi
4083 Dover Terrace Dr Unit 4083 Lakeland, FL	3.0	2.5	1771	$1,975	$1.12	23d	1	0.98mi
3867 Hampstead Ln Lakeland, FL	3.0	2.5	1633	$1,795	$1.10	3d	1	1.04mi
6120 Burnett St Lakeland, FL	1.0–3.0	1.0–2.0	1002	$2,312	$2.31	3d	21	1.05mi
3805 Exeter Ln Lakeland, FL	3.0	2.5	1771	$1,900	$1.07	14d	1	1.07mi
3824 Exeter Ln Lakeland, FL	3.0	2.5	1771	$1,795	$1.01	3d	1	1.07mi
4111 Solamor St Lakeland, FL	3.0	2.0	1619	$2,400	$1.48	14d	1	1.08mi
3842 Hampstead Ln Lakeland, FL	3.0	2.5	1633	$1,800	$1.10	14d	1	1.09mi
733 Carpenters Way #37 Lakeland, FL	2.0	1.5	1307	$1,400	$1.07	19d	1	1.15mi
909 Shirley Ann Trl Lakeland, FL	2.0	2.0	950	$1,460	$1.54	23d	1	1.20mi
4048 Chelsea Ln Lakeland, FL	3.0	2.0	1697	$2,320	$1.37	3d	1	1.21mi
3939 Golf Village Loop Lakeland, FL	2.0	1.0–2.0	878	$1,619	$1.84	3d	6	1.27mi
6032 Norton Rd Unit 6032 Lakeland, FL	2.0	2.0	880	$1,295	$1.47	23d	1	1.29mi
1845 Holton Rd Lakeland, FL	4.0	2.5	1811	$1,983	$1.09	21d	1	1.31mi
6031 Crafton Dr Lakeland, FL	2.0	1.0	914	$1,125	$1.23	14d	1	1.33mi
3697 Hampton Hills Dr Lakeland, FL	4.0	2.0	1746	$2,150	$1.23	23d	1	1.38mi
3852 Hampton Hills Dr Lakeland, FL	3.0	2.0	1861	$1,950	$1.05	10d	1	1.40mi
5817 Daughtery Downs Loop Lakeland, FL	3.0	2.0	1609	$1,800	$1.12	14d	1	1.45mi
5817 Daughtery Downs Loop Lakeland, FL	3.0	2.0	1609	$1,800	$1.12	23d	1	1.45mi
6131 Doe Cir E Lakeland, FL	3.0	2.0	1353	$1,700	$1.26	14d	1	1.48mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 16 events

1. 2026-06-18
   days on market $174,900 Active 50 DOM
2. 2026-06-17
   days on market $174,900 Active 49 DOM
3. 2026-06-16
   days on market $174,900 Active 48 DOM
4. 2026-06-15
   days on market $174,900 Active 47 DOM
5. 2026-06-13
   days on market $174,900 Active 45 DOM
6. 2026-06-10
   days on market $174,900 Active 42 DOM
7. 2026-06-09
   days on market $174,900 Active 41 DOM
8. 2026-06-08
   days on market $174,900 Active 40 DOM
9. 2026-06-07
   days on market $174,900 Active 39 DOM
10. 2026-06-05
    days on market $174,900 Active 36 DOM
11. 2026-06-03
    days on market $174,900 Active 35 DOM
12. 2026-06-03
    days on market $174,900 Active 34 DOM
13. 2026-06-01
    days on market $174,900 Active 33 DOM
14. 2026-05-31
    days on market $174,900 Active 32 DOM
15. 2026-04-29
    listed $174,900 Active
16. 1996-11-15
    soldstatus $57,500

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $1,801 · $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 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: $23,209
• − Mortgage interest: −$9,797
• − Property taxes: −$1,801
• − Insurance: −$874
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$960
• − Depreciation: −$5,088
• Taxable income: $975
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $3,459/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

+204.2% since first listed

2 events — show timeline

• 2026-04-29 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 1996-11-15 Sold (Public Records) $57,500 Public Records

Property tax history

+20.6%/yr

Latest (2025): $1,801 · +4.7% YoY. Source: county tax records.