1533 Majestic Ln · Winter Haven, FL 33880

$250,000

3 bd · 2.0 ba · 1,957 sqft · SingleFamily public records · 104 Days on market

Built 2023 7,179 sqft lot $37/mo HOA · 2% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * MOTIVATED SELLERS * * Welcome to the community of Eagle Landing in beautiful SE Winter Haven, Florida. This newer home features 4 Bedrooms/2.5 Bathrooms with a spacious two-story layout that maximizes space and natural light perfect for any lifestyle with Low HOA and NO CDD. The modern kitchen design with Island and Breakfast Bar complete with Granite countertops. The primary bedroom with en-suite bathroom with dual sinks, walk in shower and walk-in closet and 3 additional bedrooms offers plenty of space for a growing family or multi-general family. Needs a little TLC on the inside. The solar panels feature a great savings to help keep your energy cost down. Conveniently located in a

Key facts

• Close to schools
• Close to publix
• Granite countertops

Tags

• MODERN KITCHEN DESIGN
• GRANITE COUNTERTOPS
• SOLAR PANELS
• QUIET NEIGHBORHOOD
• CLOSE TO PUBLIX
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Solar energy present
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; $450 annually ($37.50/month); Association fees required; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 21)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence (PUD); Two levels; Faces south
• Construction: Stucco and vinyl siding exterior; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Patio; Sidewalk; Sliding doors; Vinyl fencing; Corner lot; Mature landscaping; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water softener; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Stone counters; Walk-in closets; Blinds
• Laundry & utility: Laundry room inside; Inside utility; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (17.0% below list).
• Recommended offer: $208k (17.0% 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: employment C-, amenities 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.
• Zoned schools: Chain of Lakes Elementary School (math 63% / reading 60%, grade B, #634 of 2,144 statewide, top 30%, 1,130 students, 37% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL).
• Market conditions: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 44% of the median local income ($56k/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 $8k 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 104 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,519 (17.0% 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 104 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-51,161
• Equity at exit: $37,276

10-year hold

• IRR: -15.9%
• Equity multiple: 0.13×
• Total profit: $-61,121
• Equity at exit: $21,615

Cash invested: $70,000 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$338 /mo · $4,059/yr
• Insurance: −$104
• HOA: −$37
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-151

Break-even live

Break-even rent $2,266

Max offer price $223,321

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
670 Eagle Landing Blvd Winter Haven, FL	3.0	2.0	1480	$1,999	$1.35	3d	1	0.03mi
109 Solis Dr Winter Haven, FL	3.0	2.0	1625	$2,086	$1.28	3d	1	0.47mi
301 Majestic Gardens Dr Winter Haven, FL	3.0	2.0	1951	$2,020	$1.04	19d	1	0.65mi
1504 Hummingbird Rd Winter Haven, FL	4.0	2.5	1942	$2,599	$1.34	23d	1	1.06mi
1504 Hummingbird Rd Winter Haven, FL	4.0	2.5	1942	$2,599	$1.34	3d	1	1.06mi
3905 Giorgio Dr Winter Haven, FL	3.0	2.0	1707	$2,050	$1.20	3d	1	1.09mi
3916 Giorgio Dr Winter Haven, FL	3.0	2.0	1280	$1,695	$1.32	3d	1	1.10mi
3912 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	21d	1	1.11mi
3889 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$2,000	$1.35	23d	1	1.11mi
4981 Kaia Ave Winter Haven, FL	3.0	2.0	1269	$1,875	$1.48	19d	1	1.16mi
4973 Kaia Ave Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	3d	1	1.17mi
3436 Costello Cir Winter Haven, FL	3.0	2.0	1504	$1,750	$1.16	3d	1	1.29mi
3511 Costello Cir Winter Haven, FL	4.0	2.0	2234	$2,100	$0.94	23d	1	1.31mi
2587 Sage Valley Way Winter Haven, FL	3.0	2.0	1535	$2,300	$1.50	14d	1	1.38mi
2772 San Marco Way Winter Haven, FL	4.0	3.0	1988	$2,200	$1.11	23d	1	1.46mi
4506 Rapallo Ave Winter Haven, FL	4.0	2.0	1754	$1,899	$1.08	23d	1	1.47mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 21 events

1. 2026-06-18
   days on market $250,000 Active 104 DOM
2. 2026-06-17
   days on market $250,000 Active 103 DOM
3. 2026-06-16
   days on market $250,000 Active 102 DOM
4. 2026-06-15
   days on market $250,000 Active 101 DOM
5. 2026-06-13
   days on market $250,000 Active 99 DOM
6. 2026-06-10
   days on market $250,000 Active 96 DOM
7. 2026-06-09
   days on market $250,000 Active 95 DOM
8. 2026-06-08
   days on market $250,000 Active 94 DOM
9. 2026-06-07
   pricedays on market $250,000 Active 93 DOM
10. 2026-06-05
    days on market $265,000 Active 90 DOM
11. 2026-06-03
    days on market $265,000 Active 88 DOM
12. 2026-06-01
    days on market $265,000 Active 87 DOM
13. 2026-05-31
    days on market $265,000 Active 86 DOM
14. 2026-04-17
    price $265,000
15. 2026-03-18
    price $270,000
16. 2026-03-06
    listed $275,000 Active
17. 2025-03-13
    historical
18. 2024-11-12
    listed $300,000 Active
19. 2023-04-26
    soldstatus $294,000
20. 2023-04-26
    listed $294,000
21. 2022-12-16
    soldstatus $78,893

ⓘ 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: $4,059 · $338/mo
• Projected year-2 tax: $4,059 · $338/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $24,902
• − Mortgage interest: −$14,004
• − Property taxes: −$4,059
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$444
• − Depreciation: −$7,273
• Taxable loss: −$6,111
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $-346/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

• Census place: Winter Haven, FL
• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

+235.9% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-26 Listed $294,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-26 Sold (MLS) $294,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-16 Sold (Public Records) $78,893 Public Records

Property tax history

+199.7%/yr

Latest (2025): $4,059 · +3.1% YoY. Source: county tax records.