2710 Woodlawn Dr · Winter Haven, FL 33881

$226,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 14 Days on market

Built 2008

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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 +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home featuring a newer 6-year-old roof and stainless steel appliances. This well-maintained property offers modern finishes, peace of mind, and a functional layout perfect for everyday living and entertaining.

Key facts

• Gabled roof
• Flat rock roof
• Built 2008

Tags

• HURRICANE RESISTANT WINDOWS
• OUTDOOR STORAGE SHEDS
• FLAT ROCK ROOF
• GABLED ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $-22 ($-269/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (16.2% below list).
• Recommended offer: $189k (16.2% 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: schools C-, employment C-, 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 (+2.1%/yr); 491 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 40% 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; list at $226k implies a 67% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,336 (16.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.9

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-39,745
• Equity at exit: $33,697

10-year hold

• IRR: -12.0%
• Equity multiple: 0.32×
• Total profit: $-43,286
• Equity at exit: $19,540

Cash invested: $63,280 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$239 /mo · $2,866/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-22

Break-even live

Break-even rent $1,922

Max offer price $222,045

Occupancy floor 96%

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 21st St NW #56 Winter Haven, FL	2.0	2.5	1184	$1,800	$1.52	23d	1	0.14mi
2430 Willow Way Winter Haven, FL	2.0	2.5	1425	$1,795	$1.26	14d	1	0.43mi
2414 Willow Way Winter Haven, FL	2.0	2.5	1425	$1,850	$1.30	13d	1	0.49mi
2000 15th Ct NW Winter Haven, FL	2.0	1.0	750	$1,395	$1.86	2d	1	0.87mi
711 Lake Jessie Dr Winter Haven, FL	2.0	2.0	884	$1,400	$1.58	23d	1	1.08mi
3110 Avenue U NW Winter Haven, FL	4.0	2.0	1256	$2,075	$1.65	23d	1	1.11mi
2366 Lake Dr NW Winter Haven, FL	2.0	2.0	1003	$1,350	$1.35	3d	1	1.18mi
53 Sunset Cir Lake Alfred, FL	2.0	1.0	1176	$1,100	$0.94	3d	1	1.42mi
609 Marianna Rd Auburndale, FL	3.0	2.0	1187	$1,730	$1.46	23d	1	1.50mi

Listing history 14 events

1. 2026-05-23
   listed $200,000 Active 219-char remark

   Show marketing remark (219 chars)

   Beautiful home featuring a newer 6-year-old roof and stainless steel appliances. This well-maintained property offers modern finishes, peace of mind, and a functional layout perfect for everyday living and entertaining.

2. 2026-05-12
   listed $226,000 Active
3. 2020-08-06
   soldstatus $135,000
4. 2020-07-31
   soldstatus $135,000 Sold 885-char remark

   Show marketing remark (885 chars)

   Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

5. 2020-06-24
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

6. 2020-05-26
   status Active 885-char remark

   Show marketing remark (885 chars)

   Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

7. 2020-04-28
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

8. 2020-04-18
   price $135,000 885-char remark

   Show marketing remark (885 chars)

   Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

9. 2020-04-09
   status Active 885-char remark

   Show marketing remark (885 chars)

   Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

10. 2020-03-10
    status Pending 885-char remark

    Show marketing remark (885 chars)

    Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

11. 2020-03-06
    price $140,000 885-char remark

    Show marketing remark (885 chars)

    Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

12. 2020-02-07
    listed $145,000 Active 885-char remark

    Show marketing remark (885 chars)

    Back on the market due to buyers financing falling through. Their loss is your gain! This adorable concrete block home is just minutes from the Polk Parkway and Downtown Winter Haven, and the famous Chain-of-Lakes! With recent updates like a newer roof with transferrable warranty, updated water heater, updated PVC plumbing, updated windows, and replaced septic drain field, your family can rest at ease and take the time to customize the home to your liking without the worry of those big ticket items. The living room features laminate flooring with column accents which lead to the eat-in kitchen. The bathroom has tasteful wood paneling, and updated vanity, tile floor, and shower with recessed lighting. The fenced backyard has 2 sheds for additional storage to keep your belongings safe. Contact us to schedule a private tour and start your new home ownership adventure today!!!

13. 2001-09-25
    soldstatus $60,800
14. 1998-10-15
    soldstatus $59,900

ⓘ 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: $2,866 · $239/mo
• Projected year-2 tax: $2,866 · $239/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,720
• − Mortgage interest: −$12,660
• − Property taxes: −$2,866
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$6,575
• Taxable loss: −$4,145
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $726/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

• 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

+233.9% since first listed

14 events — show timeline

• 2026-05-23 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $226,000 FSBO.com
• 2020-08-06 Sold (Public Records) $135,000 Public Records
• 2020-07-31 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-18 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-06 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-07 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2001-09-25 Sold (Public Records) $60,800 Public Records
• 1998-10-15 Sold (Public Records) $59,900 Public Records

Property tax history

+21.4%/yr

Latest (2025): $2,866 · +9.6% YoY. Source: county tax records.