647 Lorient Dr · Winter Haven, FL 33839

$310,000

4 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 24 Days on market

Built 2020 6,761 sqft lot $50/mo HOA · 2% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully maintained, like-new 4-bedroom, 2-bath corner-lot residence located in the highly desirable Normandy Heights community of Eagle Lake. Built in 2020, this move-in ready home features a spacious open-concept design with a bright and inviting living and dining area that seamlessly connects to the modern kitchen, complete with stainless steel appliances, a large center island with breakfast bar seating, and ample pantry storage. The thoughtfully designed split-bedroom floor plan offers enhanced privacy, while the spacious primary suite features a walk-in closet and a well-appointed en-suite bath with dual vanities and a glass-enclosed shower. Additional interior highlights include h

Key facts

• Open-concept design
• Large center island
• Ample pantry storage

Tags

• CORNER-LOT RESIDENCE
• OPEN-CONCEPT DESIGN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• AMPLE PANTRY STORAGE

Property features AI

Finance

• Other: Total living area approximately 1,707 sq ft; Building area total from records: 6,761 sq ft
• HOA & community: Has HOA (Normandy Heights Homeowners Association, Inc.); HOA fee $600 annually ($50/month); Association fee required; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Faces east; Homestead property
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.16-acre lot
• Exterior features: French doors; Paved road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (23.5% below list).
• Recommended offer: $237k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment 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.
• Zoned schools: Lake Shipp Elementary School (math 30% / reading 38%, grade F, #1,744 of 2,144 statewide, top 82%, 628 students, 60% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Zoned-school proficiency averages 25% at this address vs 41% district-wide (-16 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: 171 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $5k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,091 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $5,754
• Equity at exit: $118,057

10-year hold

• IRR: 5.5%
• Equity multiple: 1.72×
• Total profit: $62,923
• Equity at exit: $166,824

Cash invested: $86,800 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 171
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,371 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$129
• HOA: −$50
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-181

Break-even live

Break-even rent $2,600

Max offer price $278,050

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-93	+0% $-181	+5% $-269	+10% $-356
Rent	-10% $-368	-5% $-275	+0% $-181	+5% $-87	+10% $6
Rate	-1.0pp $-25	-0.5pp $-102	base $-181	+0.5pp $-261	+1.0pp $-343

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Golden Beak Dr Eagle Lake, FL	3.0	2.0	1545	$1,990	$1.29	16d	1	0.97mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	25d	1	1.10mi
2029 Carroll Ln Winter Haven, FL	4.0	3.0	2097	$2,500	$1.19	23d	1	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-22
   days on market $310,000 Active 24 DOM
2. 2026-06-18
   days on market $310,000 Active 21 DOM
3. 2026-06-17
   days on market $310,000 Active 20 DOM
4. 2026-06-16
   days on market $310,000 Active 19 DOM
5. 2026-06-15
   days on market $310,000 Active 18 DOM
6. 2026-06-13
   days on market $310,000 Active 16 DOM
7. 2026-06-10
   days on market $310,000 Active 13 DOM
8. 2026-06-09
   days on market $310,000 Active 12 DOM
9. 2026-06-08
   days on market $310,000 Active 11 DOM
10. 2026-06-07
    days on market $310,000 Active 10 DOM
11. 2026-06-05
    days on market $310,000 Active 7 DOM
12. 2026-06-03
    days on market $310,000 Active 6 DOM
13. 2026-06-03
    days on market $310,000 Active 5 DOM
14. 2026-06-01
    days on market $310,000 Active 4 DOM
15. 2026-05-31
    days on market $310,000 Active 3 DOM
16. 2026-05-28
    listed $310,000 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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,451
• − Mortgage interest: −$17,365
• − Property taxes: −$2,988
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$600
• − Depreciation: −$9,018
• Taxable loss: −$7,623
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $-341/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 — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Haven, FL
• City population: 121,740
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 1% 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: ▲ 1.75%
• Current HPI: 317.0642
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-28 Listed $310,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+37.1%/yr

Latest (2025): $2,988 · +3.3% YoY. Source: county tax records.