6929 Dove Cross Loop · Kathleen, FL 33810

$204,999

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 20 Days on market

Built 2001 0.60 ac lot

---

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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fanniemae addendum required. Country living - Large lot, good value. Property being sold AS IS.

Key facts

• New ac system
• New interior paint
• Updated fixtures

Tags

• HUGE FENCED BACKYARD
• NEW AC SYSTEM
• NEW INTERIOR PAINT
• UPDATED FIXTURES
• NEW WATER SOFTENER SYSTEM
• LARGE WALK-IN CLOSETS

Property features AI

Finance

• Other: Directions: Dove Cross Loop and Dove Meadows Trail
• Financial info: No lease restrictions; Estimated living area 1296; Lot ~0.6 acre (approximately 1/2 to less than 1 acre)
• HOA & community: No HOA/association

Exterior

• Utilities: Well water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (double wide); One level; Faces southwest
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured double wide
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry inside; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (1.9% below list).
• Recommended offer: $201k (1.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#752 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 34% 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 $6k 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 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $205k implies a 156% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,066 (1.9% 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. 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?
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: 0.98% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.5

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-21,902
• Equity at exit: $30,566

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,679
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $184

Break-even live

Break-even rent $1,777

Max offer price $204,999

Occupancy floor 86%

Sensitivity live

Price	-10% $300	-5% $242	+0% $184	+5% $126	+10% $68
Rent	-10% $25	-5% $105	+0% $184	+5% $264	+10% $343
Rate	-1.0pp $288	-0.5pp $236	base $184	+0.5pp $131	+1.0pp $77

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3634 Sherertz Rd Lakeland, FL	3.0	2.0	1281	$1,825	$1.42	3d	1	1.40mi

Listing history 21 events

1. 2026-06-13
   remarks 408-char remark
2. 2026-06-13
   pricestatusdays on market $204,999 Pending 20 DOM
3. 2026-06-10
   days on market $219,999 Active 19 DOM
4. 2026-06-09
   days on market $219,999 Active 18 DOM
5. 2026-06-08
   days on market $219,999 Active 17 DOM
6. 2026-06-07
   days on market $219,999 Active 16 DOM
7. 2026-06-05
   days on market $219,999 Active 13 DOM
8. 2026-06-03
   pricedays on market $219,999 Active 12 DOM
9. 2026-06-03
   days on market $234,999 Active 11 DOM
10. 2026-06-01
    days on market $234,999 Active 10 DOM
11. 2026-05-31
    days on market $234,999 Active 9 DOM
12. 2026-05-22
    listed $249,999 Active
13. 2026-03-20
    soldstatus $80,200
14. 2015-01-05
    historical
15. 2014-06-14
    status Active
16. 2014-06-10
    historical
17. 2013-04-24
    listed $85,000 Active
18. 2006-03-08
    soldstatus $69,900 95-char remark

    Show marketing remark (95 chars)

    Fanniemae addendum required. Country living - Large lot, good value. Property being sold AS IS.

19. 2005-12-05
    listed $69,900 95-char remark

    Show marketing remark (95 chars)

    Fanniemae addendum required. Country living - Large lot, good value. Property being sold AS IS.

20. 2005-08-23
    historical
21. 2005-06-21
    listed $69,000

ⓘ 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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 · 25 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: $24,128
• − Mortgage interest: −$11,483
• − Property taxes: −$2,924
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$5,964
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $2,482/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 — Kathleen

• Score: 62/100
• State rank: #752
• US rank: #16450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kathleen, FL
• County: Polk County · 740,051 people
• City population: 52,734
• 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

+262.3% since first listed

10 events — show timeline

• 2026-05-22 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Sold (Public Records) $80,200 Public Records
• 2015-01-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-04-24 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-08 Sold (MLS) $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-05 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-06-21 Listed $69,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.0%/yr

Latest (2025): $2,924 · +228.0% YoY. Source: county tax records.