116 Hampden Rd · Cypress Gardens, FL 33884

$249,900

4 bd · 2.0 ba · 2,225 sqft · SingleFamily public records · 181 Days on market

Built 1966 0.30 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pool home close to Legoland! No HOA. Detached 2-garage with workshop area and rear gate to Miller Drive SE. Whole house generator, New Roof in 2022, pool remarcited in 2019. Lake Summit boat ramp 4 blocks east. one block north of Lake Eloise. Make this your home or a great investment property for vacation or long-term rental. Great location!

Key facts

• Nice sized pool
• Covered back patio
• Duplex layout

Tags

• DUPLEX LAYOUT
• COVERED BACK PATIO
• NICE SIZED POOL
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.3 acres (105 x 122), asphalt road access
• HOA & community: No association indicated

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; Residential property; One story; Faces west; R-1 zoning
• Construction: Block construction; Shingle roof; Slab foundation; Built with approximately 2720 total building area
• Exterior features: Other exterior features; In-ground private pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split-bedroom layout; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $249k (0.4% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#110 in FL, #1,693 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools 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 (+1.9%/yr); 680 active listings in the ZIP; 9 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 42% 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 $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

• It's been on market 181 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-32,012
• Equity at exit: $37,261

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-24,167
• Equity at exit: $21,607

Cash invested: $69,972 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 680
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$377 /mo · $4,529/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $175

Break-even live

Break-even rent $2,268

Max offer price $249,900

Occupancy floor 88%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2005 N Lake Eloise Dr Winter Haven, FL	3.0	2.0	1513	$1,950	$1.29	3d	1	0.21mi
227 W Lake Ina Dr Winter Haven, FL	3.0	2.0	1764	$2,500	$1.42	23d	1	0.34mi
919 S AVE SE Unit 1325030P Eloise, FL	3.0	2.0	1722	$2,954	$1.72	3d	1	0.61mi
2249 9th St SE Winter Haven, FL	3.0	2.0	1520	$1,449	$0.95	19d	1	0.63mi
2014 8th Ter SE Winter Haven, FL	4.0	3.5	2722	$3,450	$1.27	3d	1	0.72mi
1042 Michelangelo Ln Winter Haven, FL	4.0	2.5	2386	$2,275	$0.95	3d	1	1.26mi
252 Santa Rosa Dr Winter Haven, FL	3.0	2.0	2116	$2,495	$1.18	23d	1	1.26mi
1050 Michelangelo Ln Winter Haven, FL	3.0	2.0	1659	$2,100	$1.27	14d	1	1.28mi
2066 Katie Ct Winter Haven, FL	3.0	2.0	1802	$2,055	$1.14	14d	1	1.47mi

Listing history 18 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   historical
3. 2025-10-31
   listed $249,900 Active
4. 2025-04-06
   historical
5. 2025-03-14
   price $335,000
6. 2025-02-05
   listed $360,000 Active
7. 2024-02-24
   historical $2,200
8. 2023-09-28
   price $2,200
9. 2023-09-03
   listed $2,800
10. 2023-08-02
    historical 343-char remark

    Show marketing remark (343 chars)

    Pool home close to Legoland! No HOA. Detached 2-garage with workshop area and rear gate to Miller Drive SE. Whole house generator, New Roof in 2022, pool remarcited in 2019. Lake Summit boat ramp 4 blocks east. one block north of Lake Eloise. Make this your home or a great investment property for vacation or long-term rental. Great location!

11. 2023-06-30
    price $390,000 343-char remark

    Show marketing remark (343 chars)

    Pool home close to Legoland! No HOA. Detached 2-garage with workshop area and rear gate to Miller Drive SE. Whole house generator, New Roof in 2022, pool remarcited in 2019. Lake Summit boat ramp 4 blocks east. one block north of Lake Eloise. Make this your home or a great investment property for vacation or long-term rental. Great location!

12. 2023-05-17
    listed $400,000 Active 343-char remark

    Show marketing remark (343 chars)

    Pool home close to Legoland! No HOA. Detached 2-garage with workshop area and rear gate to Miller Drive SE. Whole house generator, New Roof in 2022, pool remarcited in 2019. Lake Summit boat ramp 4 blocks east. one block north of Lake Eloise. Make this your home or a great investment property for vacation or long-term rental. Great location!

13. 2022-07-22
    soldstatus $370,000
14. 2022-07-20
    soldstatus $370,000 Closed
15. 2022-06-14
    status Pending
16. 2022-06-11
    listed $315,000 Active
17. 1985-07-01
    soldstatus $75,000
18. 1969-11-01
    soldstatus $23,900

ⓘ 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: $4,529 · $377/mo
• Projected year-2 tax: $4,529 · $377/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 1/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,876
• − Mortgage interest: −$13,998
• − Property taxes: −$4,529
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$7,270
• Taxable loss: −$1,951
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $2,565/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 — Cypress Gardens

• Score: 80/100
• State rank: #110
• US rank: #1693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress Gardens, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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

+945.6% since first listed

18 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-24 Rental Removed $2,200 STELLARMLS
• 2023-09-28 Price Changed $2,200 STELLARMLS
• 2023-09-03 Listed for Rent $2,800 STELLARMLS
• 2023-08-02 Listing Removed — realMLS
• 2023-06-30 Price Changed $390,000 realMLS
• 2023-05-17 Listed $400,000 realMLS
• 2022-07-22 Sold (Public Records) $370,000 Public Records
• 2022-07-20 Sold (MLS) $370,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-11 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 1985-07-01 Sold (Public Records) $75,000 Public Records
• 1969-11-01 Sold (Public Records) $23,900 Public Records

Property tax history

+13.2%/yr

Latest (2025): $4,529 · +0.8% YoY. Source: county tax records.