610 Grove St · Winter Haven, FL 33881

$259,900

3 bd · 2.0 ba · 1,867 sqft · SingleFamily public records · 135 Days on market

Built 2022 6,103 sqft lot $49/mo HOA · 2% of rent ↓ 19% since listing

---

Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 YEAR YOUNG, 4 bedroom, 2 bath single-family home built by DR Horton offers 1,867 square feet of thoughtfully designed living space and a 2-car ATTACHED GARAGE with OPENER and NO SOLAR PANELS!! The open floorplan features a seamless kitchen, dining area, and family room combination, ideal for both everyday living and entertaining. The kitchen includes a CENTER ISLAND, GRANITE countertops, DOUBLE SINK, and a WALK-IN PANTRY and is ready for your personal touch with NEEDED APPLIANCES (except for the included dishwasher). Ceramic tile flooring runs throughout the main living areas, with carpet in the bedrooms. The PRIMARY BEDROOM boasts a WALK-IN CLOSET and a spacious EN-SUITE BATHROOM fe

Key facts

• Walk-in closet
• Irrigation system
• Inside laundry room

Tags

• CENTER ISLAND
• WALK-IN PANTRY
• WALK-IN CLOSET
• INSIDE LAUNDRY ROOM
• IRRIGATION SYSTEM
• COVERED CONCRETE LANAI

Property features AI

Finance

• Other: Unfurnished; Total annual fees noted; Living area and building area reported from public records
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Prime Community Mgmt.); Monthly HOA approximately $49.60; Semi-annual association fee of $297.61; Association fee covers common area taxes, reserves, insurance, grounds maintenance, and management; Community mailbox; Sidewalks; Pets allowed; Association restrictions include fence and vehicle restrictions

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.14-acre lot
• Exterior features: Covered rear porch; Sidewalk; Sliding doors; Irrigation equipment

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Split bedroom layout; Stone counters; Thermostat; Walk-in closets; Window treatments; Inside utility room
• Laundry & utility: Inside laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (17.9% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for cash-flow.

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: Elbert Elementary School (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 601 students, 62% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 491 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 45% of the median local income ($57k/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 $8k 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 135 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,130 (18.4% 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. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.16×
• Total profit: $-61,122
• Equity at exit: $38,752

10-year hold

• IRR: -23.7%
• Equity multiple: -0.13×
• Total profit: $-82,588
• Equity at exit: $22,471

Cash invested: $72,772 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 491
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$435 /mo · $5,223/yr
• Insurance: −$108
• HOA: −$49
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-270

Break-even live

Break-even rent $2,475

Max offer price $212,130

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Turner Ln Winter Haven, FL	3.0	2.0	2080	$1,890	$0.91	14d	1	0.15mi
680 Grove St Winter Haven, FL	3.0	2.0	2080	$2,100	$1.01	14d	1	0.17mi
942 Cattleman St Winter Haven, FL	3.0	2.0	1560	$2,200	$1.41	23d	1	0.18mi
122 Inman Blvd Winter Haven, FL	4.0	2.0	1896	$2,250	$1.19	3d	1	0.23mi
567 Cody Caleb Dr Winter Haven, FL	3.0	2.0	1642	$1,899	$1.16	23d	1	0.87mi
2845 Whispering Trails Dr Winter Haven, FL	3.0	2.0	1553	$1,800	$1.16	23d	1	0.99mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	23d	1	1.09mi
2973 Whispering Trails Dr Winter Haven, FL	4.0	2.5	2400	$2,071	$0.86	14d	1	1.11mi
330 Royal Palm Way Winter Haven, FL	4.0	2.0	1790	$2,400	$1.34	23d	1	1.16mi
3005 Whispering Trails Dr Winter Haven, FL	4.0	3.0	2150	$1,909	$0.89	21d	1	1.16mi
100 El Camino Dr #309 Winter Haven, FL	2.0	2.0	1579	$1,650	$1.04	14d	1	1.16mi
217 Newcastle Ct Winter Haven, FL	4.0	2.0	1790	$2,375	$1.33	23d	1	1.17mi
300 Royal Palm Way Winter Haven, FL	4.0	2.0	1791	$2,300	$1.28	23d	1	1.21mi
1500 Grey Eagle Ln Winter Haven, FL	4.0	2.0	1846	$2,050	$1.11	14d	1	1.23mi
2065 Whispering Trails Blvd Winter Haven, FL	3.0	2.0	1432	$2,000	$1.40	14d	1	1.27mi
252 Santa Rosa Dr Winter Haven, FL	3.0	2.0	2116	$2,495	$1.18	23d	1	1.36mi
1050 Michelangelo Ln Winter Haven, FL	3.0	2.0	1659	$2,100	$1.27	14d	1	1.45mi
1042 Michelangelo Ln Winter Haven, FL	4.0	2.5	2386	$2,275	$0.95	3d	1	1.48mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-04
   price $259,900
3. 2026-04-06
   price $271,000
4. 2026-03-12
   price $285,000
5. 2026-02-03
   price $300,000
6. 2025-12-31
   listed $320,000 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: $5,223 · $435/mo
• Projected year-2 tax: $5,223 · $435/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $25,596
• − Mortgage interest: −$14,558
• − Property taxes: −$5,223
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$588
• − Depreciation: −$7,561
• Taxable loss: −$7,729
• Est. tax savings @ 24.0%: +$1,855
• After-tax cash flow: $-1,390/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
• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 40,808
• Household income: $57,024
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1270.0

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 0.68)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 12% Cuban 1%
• Common ancestry: Hispanic 5% Slovak 1% Italian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 20% French/Haitian/Cajun 6%

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: ▼ -88.95%
• Current HPI: 277.0597
• Rent YoY: ▲ 2.10%
• 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

-18.8% since first listed

6 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $271,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listed $320,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+219.9%/yr

Latest (2025): $5,223 · +6.7% YoY. Source: county tax records.