1100 Martinique Dr #208 · Cypress Gardens, FL 33884

$94,750

2 bd · 2.0 ba · 1,024 sqft · Condo public records · 13 Days on market

Built 1974 $312/mo HOA · 22% of rent

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Why this score? — see what drove the C+ 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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

Spacious 2-bedroom, 2-bath upper corner condo in the Barcelona Building of Orchid Springs, an all-ages community. This desirable end unit offers natural light and views from three sides, plus added privacy with minimal foot traffic. Recent updates include luxury vinyl plank flooring throughout, smooth ceilings, and neutral zero-VOC paint. Routine annual A/C maintenance completed in May 2026. The updated kitchen features 17 cabinets, 10 drawers, and a pantry, while the spacious primary suite offers a walk-in closet and en-suite bath. Assigned parking is located just below the unit. The monthly HOA fee of $312.69 covers exterior maintenance, grounds care, water, sewer, trash, gas service, pes

Key facts

• End unit
• Corner unit
• $312 HOA

Tags

• CORNER UNIT
• END UNIT

Property features AI

Finance

• Other: Third-party listing; No home warranty
• Financial info: Total monthly fees: $312.69; Total annual fees: $3,752.28; Lease restrictions apply
• HOA & community: HOA required (monthly fee $312.69); Association name: Stambaugh, Inc./Karl Schroeder; Association approval required; HOA includes maintenance (structure and grounds), water, sewer and trash; Association amenity: Laundry; Deed restrictions; No pets allowed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; Attached property; 2 total stories; Unit on 2nd floor; East-facing
• Construction: Block and stucco construction; Other-type roof; Slab foundation; Building name: BARCELONA; Completed condition
• Exterior features: Lighting; Rain gutters; Paved lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Walk-in closet(s); 5 total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $51k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $95k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $94,750

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.41
• GRM: 5.4

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,613
• Equity at exit: $14,128

10-year hold

• IRR: 4.5%
• Equity multiple: 1.31×
• Total profit: $8,192
• Equity at exit: $8,192

Cash invested: $26,530 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$497
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$39
• HOA: −$312
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $206

Break-even live

Break-even rent $1,188

Max offer price $94,750

Occupancy floor 81%

Sensitivity live

Price	-10% $260	-5% $233	+0% $206	+5% $179	+10% $153
Rent	-10% $92	-5% $149	+0% $206	+5% $263	+10% $321
Rate	-1.0pp $254	-0.5pp $230	base $206	+0.5pp $182	+1.0pp $157

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: $23,688
• Closing costs: $2,842
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Martinique Dr Winter Haven, FL	2.0	1.0	826	$1,299	$1.57	24d	1	0.03mi
630 Pavare Ct #630 Winter Haven, FL	2.0	2.0	823	$1,250	$1.52	24d	1	0.03mi
400 El Camino Dr #123 Winter Haven, FL	1.0	1.5	768	$1,175	$1.53	24d	1	0.05mi
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	24d	1	0.23mi
121 Longfellow Rd Winter Haven, FL	3.0	2.0	1395	$1,745	$1.25	4d	1	0.71mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	24d	1	0.73mi
3601 Cypress Gardens Rd Unit 6 Winter Haven, FL	2.0	2.0	1200	$1,200	$1.00	24d	1	0.85mi
5850 Cypress Gardens Blvd #806 Winter Haven, FL	3.0	2.5	1356	$1,800	$1.33	4d	1	1.23mi
5850 Cypress Gardens Blvd Winter Haven, FL	2.0–3.0	1.5–2.5	1308	$1,595	$1.22	15d	2	1.23mi
2065 Whispering Trails Blvd Winter Haven, FL	3.0	2.0	1432	$2,000	$1.40	15d	1	1.29mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,530	$1.49	4d	8	1.32mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	24d	1	1.38mi
206 Kingshill Ct SE Winter Haven, FL	3.0	2.0	1460	$1,800	$1.23	4d	1	1.45mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Likely covers: watersewertrashgaslandscapingexterior maint.parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $94,750 Active 13 DOM
2. 2026-06-17
   days on market $94,750 Active 12 DOM
3. 2026-06-16
   days on market $94,750 Active 11 DOM
4. 2026-06-15
   days on market $94,750 Active 10 DOM
5. 2026-06-13
   days on market $94,750 Active 8 DOM
6. 2026-06-10
   days on market $94,750 Active 5 DOM
7. 2026-06-09
   days on market $94,750 Active 4 DOM
8. 2026-06-08
   days on market $94,750 Active 3 DOM
9. 2026-06-07
   days on marketlisting id $94,750 Active 2 DOM
10. 2026-05-14
    status Active
11. 2026-04-30
    status Pending
12. 2026-04-09
    price $94,750
13. 2026-03-25
    price $94,999
14. 2026-03-11
    price $95,000
15. 2025-10-17
    price $107,731
16. 2025-08-01
    price $111,111
17. 2025-07-25
    price $114,990
18. 2025-07-18
    price $114,995
19. 2025-07-11
    price $114,999
20. 2025-06-19
    price $115,000
21. 2025-06-06
    price $117,500
22. 2025-05-13
    price $119,900
23. 2025-05-01
    price $122,400
24. 2025-04-24
    price $122,500
25. 2025-04-17
    price $122,600
26. 2025-04-11
    price $122,700
27. 2025-04-03
    price $122,800
28. 2025-03-27
    price $122,900
29. 2025-03-04
    price $123,500
30. 2024-12-20
    price $134,700
31. 2024-11-12
    price $137,500
32. 2024-10-20
    price $139,900
33. 2024-09-06
    listed $145,900 Active
34. 2023-12-04
    status Active
35. 2023-12-04
    historical
36. 2023-11-28
    status Pending
37. 2023-10-18
    price $149,900
38. 2023-10-05
    price $154,900
39. 2023-09-29
    price $157,500
40. 2023-08-28
    listed $159,000 Active
41. 2020-06-19
    soldstatus $31,000
42. 2020-04-30
    status Pending
43. 2020-04-30
    historical
44. 2020-04-29
    status Active
45. 2020-04-16
    status Pending
46. 2020-04-16
    status Active
47. 2020-04-10
    status Pending
48. 2020-03-19
    status Active
49. 2020-03-06
    status Pending
50. 2020-02-26
    status 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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 ≥108°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: $17,391
• − Mortgage interest: −$5,307
• − Property taxes: −$1,085
• − Insurance: −$474
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$3,744
• − Depreciation: −$2,756
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,176/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

+205.6% since first listed

46 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $94,750 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $94,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $107,731 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $111,111 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $114,990 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $114,995 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $114,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $117,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Price Changed $122,400 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $122,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $122,600 Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $122,700 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $122,800 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $122,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $123,500 Stellar MLS as Distributed by MLS Grid
• 2024-12-20 Price Changed $134,700 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-20 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-06 Listed $145,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-18 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-05 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-29 Price Changed $157,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-28 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-19 Sold (Public Records) $31,000 Public Records
• 2020-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-31 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-11 Sold (Public Records) $55,000 Public Records
• 1979-08-01 Sold (Public Records) $31,000 Public Records
• 1978-08-01 Sold (Public Records) $31,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,085 · +7.7% YoY. Source: county tax records.