730 Canberra Rd · Winter Haven, FL 33884

$225,000

2 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 53 Days on market

Built 1985 6,673 sqft lot $140/mo HOA · 7% 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 +12.4/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 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

The property you are inquiring about is located in Winter Haven, FL, in the Cypresswood area of Polk County. This is a price induced-to-sell home, located in a gated, guarded, golfing community.  This is on the fairway so no backyard neighbors, and in a private, peaceful setting. This is a 2-bedrrom, 2-bath, 1,571 sq. ft. home with an open area concept. This house is looking for new owners to make it their own. Divided bedrooms, country-dine in kitchen, plus a gathering room for desired use. Additional enclosed lanai for added space, plus an oversized 2-car garage. Easy to view - call, text, email, and see it today! * Agents, please read MLS remarks. *

Key facts

• Gated community
• Clubhouse
• Private fairway view

Tags

• GATED COMMUNITY
• CLUBHOUSE
• PRIVATE FAIRWAY VIEW

Property features AI

Finance

• Other: Total acreage approximately 0.15 acres (less than 1/4 acre)
• Financial info: No lease restrictions indicated; Property is homesteaded
• HOA & community: Has HOA; annual association fee of $200 and a second annual association fee of $1,482 (monthly HOA amount listed as $16.67); Community amenities include clubhouse, golf, and pool; Pets allowed

Exterior

• Parking: Driveway; 2-car attached garage with opener
• Utilities: Public water; Public sewer; Water connected
• Home design: Single family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential (single family)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds and curtain rods
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-38 ($-452/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (3.0% 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 (+1.9%/yr); 680 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 53 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $225k implies a 112% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,554 (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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 9.9

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-40,911
• Equity at exit: $33,548

10-year hold

• IRR: -13.4%
• Equity multiple: 0.25×
• Total profit: $-46,952
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$94
• HOA: −$140
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-38

Break-even live

Break-even rent $1,933

Max offer price $218,348

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $26	+0% $-38	+5% $-101	+10% $-165
Rent	-10% $-187	-5% $-112	+0% $-38	+5% $37	+10% $111
Rate	-1.0pp $76	-0.5pp $20	base $-38	+0.5pp $-96	+1.0pp $-155

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Turnberry Ct Winter Haven, FL	3.0	2.0	1578	$1,695	$1.07	24d	1	0.24mi
443 Sandestin Dr Winter Haven, FL	3.0	2.0	2136	$2,039	$0.95	4d	1	0.35mi
36 Enclave Dr Winter Haven, FL	3.0	2.0	1532	$1,990	$1.30	24d	1	0.58mi
702 Lemon Ave Dundee, FL	3.0	2.0	1198	$1,800	$1.50	15d	1	0.82mi
2065 Whispering Trails Blvd Winter Haven, FL	3.0	2.0	1432	$2,000	$1.40	15d	1	0.92mi
604 Lime Ave Dundee, FL	3.0	3.0	1694	$2,400	$1.42	24d	1	0.95mi
2845 Whispering Trails Dr Winter Haven, FL	3.0	2.0	1553	$1,800	$1.16	24d	1	1.00mi
217 Betty Ave S Dundee, FL	3.0	2.0	1150	$1,650	$1.43	24d	1	1.14mi
567 Cody Caleb Dr Winter Haven, FL	3.0	2.0	1642	$1,899	$1.16	24d	1	1.20mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: security

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-28
   price $225,000
4. 2026-04-11
   status Pending
5. 2026-04-11
   historical
6. 2026-03-09
   status Active
7. 2026-03-04
   status Pending
8. 2026-02-24
   listed $250,000 Active
9. 2000-12-19
   soldstatus $106,000
10. 1987-12-01
    soldstatus $88,800

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$505/yr (+$42/mo · 37.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,626
• − Mortgage interest: −$12,603
• − Property taxes: −$1,363
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$1,680
• − Depreciation: −$6,545
• Taxable loss: −$4,310
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $583/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): 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

+153.4% since first listed

10 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2000-12-19 Sold (Public Records) $106,000 Public Records
• 1987-12-01 Sold (Public Records) $88,800 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,363 · +13.0% YoY. Source: county tax records.