940 Oleander Dr SE · Winter Haven, FL 33880

$250,000

2 bd · 1.0 ba · 1,527 sqft · SingleFamily public records · 146 Days on market

Built 1958 0.31 ac lot

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained and recently renovated 2BR 1.5BA with DEN (could be 3rd BR) in great SE Winter Haven location! Close to schools, shopping, churches, restaurants, LEGOLAND! METAL ROOF! Attached 1-car garage with detached 1-car carport. 3 well built shed/storage buildings! Great for she-shed, he-shed, workshop(s) or just storage! Oasis back yard with lush St Augustine grass, landscaped beds and large garden area! Front yard designed with xeriscaped drought resistant landscaping - requires no irrigation! Call today for your private showing!

Key facts

• Metal roof
• Chicken coop
• 0.31 acre lot

Tags

• METAL ROOF
• RV ELECTRICAL HOOKUPS
• CHICKEN COOP
• UPDATES IN THE KITCHEN

Property features AI

Finance

• Other: Lot about 0.31 acres (approx. 100 x 135); Zoned R-1A

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Public water and well; Public sewer; High-speed internet available; Cable available
• Home design: Single family residence; One story; Faces southeast; Homesteaded
• Construction: Block and stucco construction; Metal roof; Slab foundation; Building area about 1,731 sq ft
• Exterior features: Other exterior features; Shed(s)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Parquet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.5% below list).
• Recommended offer: $196k (21.5% 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 (+2.5%/yr); 341 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 42% 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 146 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $196,308 (21.5% 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 146 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.6

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-50,560
• Equity at exit: $37,276

10-year hold

• IRR: -15.5%
• Equity multiple: 0.15×
• Total profit: $-59,831
• 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: 10.6×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-142

Break-even live

Break-even rent $2,142

Max offer price $224,995

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 S AVE SE Unit 1325030P Eloise, FL	3.0	2.0	1722	$2,954	$1.72	2d	1	0.30mi
2249 9th St SE Winter Haven, FL	3.0	2.0	1520	$1,449	$0.95	18d	1	0.73mi
200 Avenue K SE Winter Haven, FL	1.0–3.0	1.0–2.0	1095	$1,442	$1.32	2d	45	0.77mi
227 W Lake Ina Dr Winter Haven, FL	3.0	2.0	1764	$2,500	$1.42	23d	1	0.86mi
2312 Isle Royale Ct SE Winter Haven, FL	2.0	2.5	1280	$1,499	$1.17	3d	1	0.87mi
2374 Isle Royale Ct SE Winter Haven, FL	2.0	1.5	1320	$1,700	$1.29	23d	1	0.94mi
332 Avenue D SE Winter Haven, FL	2.0	2.0	1090	$1,800	$1.65	3d	1	0.99mi
2005 N Lake Eloise Dr Winter Haven, FL	3.0	2.0	1513	$1,950	$1.29	3d	1	0.99mi
601 2nd St SE Winter Haven, FL	3.0	1.0	1072	$1,195	$1.11	3d	1	1.00mi
407 Avenue A SE Winter Haven, FL	3.0	2.0	1124	$1,700	$1.51	23d	1	1.18mi
200 Avenue C SW Winter Haven, FL	1.0–2.0	1.0–2.0	851	$1,950	$2.29	3d	12	1.31mi
265 East St Winter Haven, FL	2.0	1.0–2.0	757	$2,250	$2.97	2d	41	1.31mi
240 2nd St SW #201 Winter Haven, FL	2.0	2.0	1241	$1,725	$1.39	23d	1	1.38mi
252 Santa Rosa Dr Winter Haven, FL	3.0	2.0	2116	$2,495	$1.18	23d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $250,000 Active 146 DOM
2. 2026-06-17
   days on market $250,000 Active 145 DOM
3. 2026-06-16
   days on market $250,000 Active 144 DOM
4. 2026-06-15
   days on market $250,000 Active 143 DOM
5. 2026-06-13
   days on market $250,000 Active 141 DOM
6. 2026-06-10
   days on market $250,000 Active 138 DOM
7. 2026-06-09
   days on market $250,000 Active 137 DOM
8. 2026-06-08
   days on market $250,000 Active 136 DOM
9. 2026-06-07
   days on market $250,000 Active 135 DOM
10. 2026-06-05
    days on market $250,000 Active 132 DOM
11. 2026-06-03
    days on market $250,000 Active 130 DOM
12. 2026-06-01
    days on market $250,000 Active 129 DOM
13. 2026-05-31
    days on market $250,000 Active 128 DOM
14. 2026-05-19
    status Pending
15. 2026-04-23
    price $250,000
16. 2026-01-16
    listed $270,000 Active
17. 2024-08-14
    soldstatus $340,000
18. 2024-08-05
    soldstatus $340,000 Closed 550-char remark

    Show marketing remark (550 chars)

    Well maintained and recently renovated 2BR 1.5BA with DEN (could be 3rd BR) in great SE Winter Haven location! Close to schools, shopping, churches, restaurants, LEGOLAND! METAL ROOF! Attached 1-car garage with detached 1-car carport. 3 well built shed/storage buildings! Great for she-shed, he-shed, workshop(s) or just storage! Oasis back yard with lush St Augustine grass, landscaped beds and large garden area! Front yard designed with xeriscaped drought resistant landscaping - requires no irrigation! Call today for your private showing!

19. 2024-07-11
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Well maintained and recently renovated 2BR 1.5BA with DEN (could be 3rd BR) in great SE Winter Haven location! Close to schools, shopping, churches, restaurants, LEGOLAND! METAL ROOF! Attached 1-car garage with detached 1-car carport. 3 well built shed/storage buildings! Great for she-shed, he-shed, workshop(s) or just storage! Oasis back yard with lush St Augustine grass, landscaped beds and large garden area! Front yard designed with xeriscaped drought resistant landscaping - requires no irrigation! Call today for your private showing!

20. 2024-06-17
    listed $349,900 Active 550-char remark

    Show marketing remark (550 chars)

    Well maintained and recently renovated 2BR 1.5BA with DEN (could be 3rd BR) in great SE Winter Haven location! Close to schools, shopping, churches, restaurants, LEGOLAND! METAL ROOF! Attached 1-car garage with detached 1-car carport. 3 well built shed/storage buildings! Great for she-shed, he-shed, workshop(s) or just storage! Oasis back yard with lush St Augustine grass, landscaped beds and large garden area! Front yard designed with xeriscaped drought resistant landscaping - requires no irrigation! Call today for your private showing!

21. 1998-10-14
    soldstatus $77,300

ⓘ 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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $23,557
• − Mortgage interest: −$14,004
• − Property taxes: −$3,326
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$7,273
• Taxable loss: −$6,065
• Est. tax savings @ 24.0%: +$1,456
• After-tax cash flow: $-243/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

+223.4% since first listed

8 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Sold (Public Records) $340,000 Public Records
• 2024-08-05 Sold (MLS) $340,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 1998-10-14 Sold (Public Records) $77,300 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,326 · +278.0% YoY. Source: county tax records.