900 Avenue Z SE Unit D6 · Winter Haven, FL 33880

$109,999

2 bd · 1.0 ba · 840 sqft · Condo · 39 Days on market

Built 1974 Good condition $380/mo HOA · 28% 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy lakefront living in the highly desirable Sandy Cove community on the Winter Haven Chain of Lakes! This beautiful 2nd floor condo offers low-maintenance living perfect for a full-time residence, seasonal retreat, or investment opportunity. This 2-bedroom, 1-bath condo features a bright and functional layout with comfortable living and dining spaces designed for everyday living and relaxing. The remodeled bathroom adds a fresh, modern touch, while the fully furnished interior makes this property truly move-in ready. Enjoy peaceful mornings and beautiful sunsets just steps from the water. Sandy Cove offers fantastic community amenities including a pool, clubhouse, dock, and fis

Key facts

• Lakefront living
• Remodeled bathroom
• Community amenities

Tags

• LAKEFRONT LIVING
• SANDY COVE COMMUNITY
• REMODELED BATHROOM
• FULLY FURNISHED INTERIOR
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Furnished; Living area approximately 840 sq ft (public records)
• Financial info: Total monthly fees $380; total annual fees $4,560; No lease restrictions indicated
• HOA & community: Monthly condo fee of $380 (includes pool and water); Association required (Stambaugh Inc / Tanisha Schroeder); Community clubhouse and pool; Pets allowed (max ~35 lbs)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; 2 total stories (unit on 2nd floor); Faces southwest; Entry level: second floor
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of Building D
• Exterior features: Balcony; Sliding doors; Storage

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Window treatments; Blinds
• Laundry & utility: Washer and dryer in unit (laundry in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (8.6% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $101k (8.6% below list) — sets the bar for cash-flow.

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 (+2.5%/yr); 341 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $760 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

• It's been on market 39 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $100,552 (8.6% 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 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.24% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 6.7

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-22,451
• Equity at exit: $16,401

10-year hold

• IRR: -15.9%
• Equity multiple: 0.13×
• Total profit: $-26,802
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$380
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-65

Break-even live

Break-even rent $1,443

Max offer price $100,552

Occupancy floor 100%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Ave Z SE Apt C6 Winter Haven, FL	2.0	1.0	840	$1,300	$1.55	23d	1	0.04mi
1103 Cypress Gardens Blvd Winter Haven, FL	1.0	1.0	575	$1,125	$1.96	3d	2	0.53mi
1800 3rd Ct SE Winter Haven, FL	2.0	1.0	714	$1,400	$1.96	23d	1	0.79mi
1800 3rd Ct SE Apt E Winter Haven, FL	2.0	1.5	714	$1,400	$1.96	23d	1	0.79mi
2085 Isle Royale Ct SE #189 Winter Haven, FL	1.0	1.0	648	$1,150	$1.77	3d	1	0.82mi
2025 San Marcos Dr SE #27 Winter Haven, FL	1.0	1.0	792	$1,200	$1.52	14d	1	0.93mi
2001 San Marcos Dr SE #11 Winter Haven, FL	2.0	2.0	960	$1,325	$1.38	14d	1	0.95mi
1209 6th St SE Apt 3 Winter Haven, FL	1.0	1.0	538	$925	$1.72	14d	1	0.97mi
200 Avenue K SE Winter Haven, FL	1.0–3.0	1.0–2.0	1095	$1,442	$1.32	2d	45	1.17mi
955 6th St SE #10 Winter Haven, FL	1.0	1.0	650	$1,145	$1.76	23d	1	1.19mi
955 6th St SE #9 Winter Haven, FL	1.0	1.0	550	$1,175	$2.14	3d	1	1.19mi
955 6th St SE #1 Winter Haven, FL	1.0	1.0	550	$1,075	$1.95	23d	1	1.19mi
955 6th St SE #5 Winter Haven, FL	1.0	1.0	550	$1,190	$2.16	23d	1	1.19mi
513 Avenue J SE Winter Haven, FL	2.0	1.0	875	$1,350	$1.54	14d	1	1.19mi
403 Avenue J SE Winter Haven, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	1.27mi
534 Avenue H SE Winter Haven, FL	1.0	1.0	555	$875	$1.58	3d	1	1.29mi
611 Avenue G SE Winter Haven, FL	2.0	1.0	875	$1,299	$1.48	3d	1	1.36mi
609 Avenue G SE Winter Haven, FL	2.0	1.0	875	$1,399	$1.60	23d	1	1.36mi
547 Snively Ave Eloise, FL	2.0	1.0	1100	$600	$0.55	23d	1	1.37mi
1150 3rd St SW Winter Haven, FL	1.0–2.0	1.0–2.0	587	$1,750	$2.98	21d	12	1.40mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $109,999 Active 39 DOM
2. 2026-06-17
   days on market $109,999 Active 38 DOM
3. 2026-06-16
   days on market $109,999 Active 37 DOM
4. 2026-06-15
   price $109,999 Active 36 DOM
5. 2026-06-15
   days on market $125,000 Active 36 DOM
6. 2026-06-13
   days on market $125,000 Active 34 DOM
7. 2026-06-10
   days on market $125,000 Active 31 DOM
8. 2026-06-09
   days on market $125,000 Active 30 DOM
9. 2026-06-08
   days on market $125,000 Active 29 DOM
10. 2026-06-07
    days on market $125,000 Active 28 DOM
11. 2026-06-05
    days on market $125,000 Active 25 DOM
12. 2026-06-03
    days on market $125,000 Active 24 DOM
13. 2026-06-03
    days on market $125,000 Active 23 DOM
14. 2026-06-01
    days on market $125,000 Active 22 DOM
15. 2026-05-31
    days on market $125,000 Active 21 DOM
16. 2026-05-10
    listed $125,000 Active

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

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 ≥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: $16,327
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$4,560
• − Depreciation: −$3,200
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $-206/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 · 16 photos

Good 75/100 Cosmetic rehab

This move-in ready 2nd floor condo in Sandy Cove offers a bright and functional layout with low-maintenance living and a peaceful lakeside location.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑

ⓘ 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): 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

1 event — show timeline

• 2026-05-10 Listed $125,000 Stellar MLS as Distributed by MLS Grid