1700 6th St NW Unit C2 · Winter Haven, FL 33881

$79,900

1 bd · 1.0 ba · 640 sqft · Condo · 93 Days on market

Built 1964 Fair condition $263/mo HOA · 21% 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, low-maintenance Florida living in this fully furnished 1 bedroom, 1 bathroom ground-floor condo located in the well-established Winter Haven Harbour community! Ideally positioned with direct views of the pool and shuffleboard courts, this unit offers both convenience and a relaxed lifestyle. Step inside to find a move-in ready space complete with living room furniture, bedroom furnishings, dining set, and a fully equipped kitchen. Many furnishings are brand new and have never been used. This is perfect for seasonal living, downsizing, or a full-time residence. The ground-floor location provides easy access with close proximity to elevators, laundry facilities, mailboxes, an

Key facts

• Ground floor condo
• Resort style pool
• Fitness area

Tags

• GROUND FLOOR CONDO
• DIRECT VIEWS OF THE POOL
• FULLY EQUIPPED KITCHEN
• RESORT STYLE POOL
• FITNESS AREA
• ASSIGNED COVERED PARKING

Property features AI

Finance

• Other: Furnished; Third-party listing; Directions: Follow GPS
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly condo fee $263; total monthly fees $263; total annual fees $3,156); Association approval required; Association fee covers common area taxes, pool, structure maintenance, grounds maintenance, general maintenance, recreational facilities, sewer, trash, and water; Clubhouse, fitness center, pool, community mailbox, sidewalks, special community restrictions; Senior community; Pets not allowed; Buyer approval required

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Water available; Asphalt road access
• Home design: Residential condominium; Three-story building, unit on first floor; Faces northwest; Building name: CLARIDGE HOUSE
• Construction: Block and stucco construction; Membrane roof; Built on slab foundation
• Exterior features: Fire pit; Outdoor grill; Sidewalk; Storage; In-ground pool

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (located on floor 1)
• Flooring: Carpet; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

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; 20 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 $552 of loan paydown is wiped out by about $2k 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 93 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.60% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 5.2

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,419
• Equity at exit: $11,913

10-year hold

• IRR: 6.8%
• Equity multiple: 1.49×
• Total profit: $10,961
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$263
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $196

Break-even live

Break-even rent $1,032

Max offer price $79,900

Occupancy floor 80%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 Broxey Ct NE Winter Haven, FL	2.0	1.0	750	$1,050	$1.40	23d	1	0.40mi
1756 2nd St NE Winter Haven, FL	2.0	1.0	626	$1,600	$2.56	23d	1	0.44mi
1016 E Lake Silver Dr NE Apt 4 Winter Haven, FL	2.0	1.0	672	$1,450	$2.16	23d	1	0.66mi
720 6th St NW Unit 3 Winter Haven, FL	2.0	1.0	740	$700	$0.95	23d	1	0.68mi
720 6th St NW Unit 1 Winter Haven, FL	2.0	1.0	740	$750	$1.01	23d	1	0.68mi
2000 15th Ct NW Winter Haven, FL	2.0	1.0	750	$1,395	$1.86	3d	1	0.85mi
2854 Lake Alfred Rd Unit 6 Winter Haven, FL	1.0	1.0	450	$775	$1.72	14d	1	0.95mi
222 7th St NW Unit 2 Winter Haven, FL	1.0	1.0	600	$1,600	$2.67	23d	1	1.00mi
669 Avenue B NW Apt 1 Winter Haven, FL	1.0	1.0	595	$1,400	$2.35	23d	1	1.02mi
669 Avenue B NW Unit 4 Winter Haven, FL	1.0	1.0	582	$1,195	$2.05	21d	1	1.02mi
669 Avenue B NW Unit 10 Winter Haven, FL	1.0	1.0	582	$1,295	$2.23	21d	1	1.02mi
658 Avenue B NW Winter Haven, FL	1.0	1.0	440	$1,095	$2.49	21d	1	1.06mi
136 Avenue C NE Winter Haven, FL	2.0	1.0	750	$1,099	$1.47	23d	1	1.06mi
514 Avenue C NE Unit 4 Winter Haven, FL	2.0	1.0	468	$1,150	$2.46	23d	1	1.22mi
301 Avenue B SW Unit 4 Winter Haven, FL	1.0	1.0	600	$1,000	$1.67	23d	1	1.28mi
209 Avenue B SE Winter Haven, FL	2.0	1.0	720	$1,500	$2.08	14d	1	1.36mi
710 Avenue C SW Unit 4A Winter Haven, FL	1.0	1.0	680	$1,150	$1.69	23d	1	1.41mi
200 Avenue C SW Winter Haven, FL	1.0–2.0	1.0–2.0	851	$1,325	$1.56	3d	12	1.42mi
310 Farnol St SW Unit 3 Winter Haven, FL	1.0	1.0	456	$900	$1.97	14d	1	1.44mi
118 Oak Crest Dr NW Winter Haven, FL	1.0	1.0	600	$1,100	$1.83	23d	1	1.48mi

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 93 DOM
2. 2026-06-17
   days on market $79,900 Active 92 DOM
3. 2026-06-16
   days on market $79,900 Active 91 DOM
4. 2026-06-15
   days on market $79,900 Active 90 DOM
5. 2026-06-13
   days on market $79,900 Active 88 DOM
6. 2026-06-10
   days on market $79,900 Active 85 DOM
7. 2026-06-09
   days on market $79,900 Active 84 DOM
8. 2026-06-08
   days on market $79,900 Active 83 DOM
9. 2026-06-07
   days on market $79,900 Active 82 DOM
10. 2026-06-05
    days on market $79,900 Active 79 DOM
11. 2026-06-03
    days on market $79,900 Active 78 DOM
12. 2026-06-03
    days on market $79,900 Active 77 DOM
13. 2026-06-01
    days on market $79,900 Active 76 DOM
14. 2026-05-31
    days on market $79,900 Active 75 DOM
15. 2026-03-17
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,363
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − HOA: −$3,156
• − Depreciation: −$2,324
• Taxable income: $1,351
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,030/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This move-in ready condo offers a good starting point with a fair condition, but could benefit from some cosmetic updates to boost its value.

Repairs flagged

• Minor kitchen cabinets — Slight wear
• Minor bathroom fixtures — Dated and slightly worn

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics
• Both Kitchen updates — Modernizing the kitchen can increase both resale and rental value
• Both Bathroom updates — Updating the bathroom can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Slight wear	Minor	$500–3,000
bathroom fixtures · Dated and slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Kitchen updates — Modernizing the kitchen can increase both resale and rental value ↑
• Both Bathroom updates — Updating the bathroom can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-17 Listed $79,900 Stellar MLS as Distributed by MLS Grid