333 Lake Howard Dr NW Unit 204C · Winter Haven, FL 33880

$65,000

3 bd · 2.0 ba · 1,330 sqft · Condo · 526 Days on market

Built 1973 $485/mo HOA · 27% of rent ↓ 28% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. Step into one of the largest units at the vibrant 55+ community of Imperial Harbor in Winter Haven! This spacious 3-bedroom, 2-bath condo also features a bonus room. With three comfortable bedrooms, there’s ample space for guests, a home office, or crafting area. Enjoy an active lifestyle with shuffleboard courts, a well-equipped gym, and a billiard room. The heated pool ensures year-round relaxation, and a private community dock on Lake Howard is ideal for boating and fishing enthusiasts. Association dues cover water, basic cable, and internet, and also include access to dock your own boat. Located in the heart of Winter Haven, Imperial Harbor offers a serene and friendly

Key facts

• Shuffleboard courts
• Bonus room included
• $485 HOA

Tags

• SPACIOUS 3-BEDROOM CONDO
• BONUS ROOM INCLUDED
• SHUFFLEBOARD COURTS
• BILLIARD ROOM AVAILABLE
• PRIVATE COMMUNITY DOCK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% 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 (+2.5%/yr); 341 active listings in the ZIP; 38 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).
• This rent runs 38% 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 $449 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 526 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $70k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 526 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.76% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 3.0

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: 26.0%
• Equity multiple: 2.07×
• Total profit: $19,480
• Equity at exit: $9,692

10-year hold

• IRR: 33.4%
• Equity multiple: 3.96×
• Total profit: $53,878
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$485
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $481

Break-even live

Break-even rent $1,183

Max offer price $65,000

Occupancy floor 68%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Lake Howard Dr NW Unit 312C Winter Haven, FL	2.0	2.0	1030	$1,425	$1.38	23d	1	0.07mi
2414 Avenue A Ter NW Winter Haven, FL	3.0	2.0	1456	$1,900	$1.30	14d	1	0.33mi
2214 Avenue B SW Winter Haven, FL	3.0	2.0	1336	$1,775	$1.33	23d	1	0.35mi
2014 S Lake Cannon Dr NW Winter Haven, FL	3.0	2.0	1403	$2,350	$1.67	23d	1	0.38mi
2416 Avenue B SW Winter Haven, FL	3.0	2.0	1373	$2,000	$1.46	23d	1	0.41mi
265 25th St SW Unit B Winter Haven, FL	2.0	1.0	880	$1,200	$1.36	23d	1	0.55mi
729 Crestwood Dr Winter Haven, FL	3.0	1.0	1156	$1,550	$1.34	23d	1	0.76mi
1309 26th St NW Winter Haven, FL	3.0	2.0	1687	$1,950	$1.16	23d	1	0.89mi
1532 Wallace Manor Ave Winter Haven, FL	4.0	2.0	1300	$1,799	$1.38	21d	1	0.91mi
1625 Wallace Manor Blvd Winter Haven, FL	3.0	2.0	1700	$1,850	$1.09	23d	1	0.93mi
611 34th St NW Winter Haven, FL	2.0	1.0	910	$1,500	$1.65	23d	1	0.93mi
1630 17th St NW Unit 1545923P Winter Haven, FL	2.0	2.0	1636	$2,091	$1.28	14d	1	1.01mi
3135 Woodhill Rd Unit 3205 Winter Haven, FL	2.0	1.0	950	$1,350	$1.42	23d	1	1.05mi
3135 Woodhill Rd Unit 3127 Winter Haven, FL	2.0	1.0	950	$1,450	$1.53	23d	1	1.05mi
1407 28th St NW Winter Haven, FL	4.0	2.0	1709	$1,800	$1.05	23d	1	1.06mi
604 Patrick Ave Winter Haven, FL	3.0	1.0	1170	$1,850	$1.58	3d	1	1.09mi
1300 S Lake Howard Dr Winter Haven, FL	1.0–3.0	1.5–2.0	1464	$2,100	$1.43	10d	20	1.12mi
760 Avenue C SW Unit 104 Winter Haven, FL	3.0	3.0	1523	$1,750	$1.15	23d	1	1.12mi
1254 34th St NW Winter Haven, FL	3.0	2.0	1102	$1,690	$1.53	3d	1	1.14mi
701 Bates Ave SW Unit 203 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	3d	1	1.16mi
701 Bates Ave SW Unit 102 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	23d	1	1.16mi
701 Bates Ave SW Unit 101 Winter Haven, FL	3.0	1.0	1000	$1,600	$1.60	23d	1	1.16mi
502 Glad Rd Winter Haven, FL	3.0	2.0	1340	$1,815	$1.35	14d	1	1.18mi
506 Holt Cir Winter Haven, FL	3.0	2.0	1032	$1,675	$1.62	3d	1	1.20mi
309 Vaniman Ave Winter Haven, FL	3.0	1.0	1089	$1,610	$1.48	23d	1	1.23mi
310 Mayfair Pl SW Winter Haven, FL	2.0	2.0	1240	$1,525	$1.23	23d	1	1.24mi
1935 Avenue O SW Unit 201 Winter Haven, FL	2.0	2.0	1015	$1,400	$1.38	19d	1	1.25mi
1335 34th St NW Winter Haven, FL	2.0	2.0	1200	$1,706	$1.42	3d	1	1.26mi
5004 Dream Dr Winter Haven, FL	1.0–2.0	1.0–2.0	859	$1,899	$2.21	3d	71	1.28mi
5004 Dream Dr Winter Haven, FL	1.0–2.0	1.0–2.0	859	$1,899	$2.21	14d	76	1.28mi
1304 15th St SW Winter Haven, FL	3.0	1.0	900	$1,750	$1.94	23d	1	1.28mi
700 Mirror Ter NW #705 Winter Haven, FL	2.0	2.0	1190	$1,500	$1.26	3d	1	1.29mi
3823 Avenue J NW Winter Haven, FL	3.0	1.0	1050	$1,696	$1.62	3d	1	1.40mi
1874 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,250	$1.26	3d	1	1.42mi
1870 Avenue Q SW Winter Haven, FL	2.0	1.5	960	$1,199	$1.25	3d	1	1.42mi
1860 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,199	$1.21	19d	1	1.42mi
122 4th Jpv St Winter Haven, FL	4.0	2.0	1498	$2,195	$1.47	19d	1	1.45mi
207 S Lake Silver Dr NW Winter Haven, FL	2.0	2.0	1116	$1,399	$1.25	23d	1	1.46mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-04-21
   status Pending
2. 2026-04-10
   price $65,000
3. 2026-03-25
   price $70,000
4. 2026-03-11
   price $75,000
5. 2026-02-20
   price $80,000
6. 2026-02-05
   price $85,000
7. 2026-01-07
   price $90,000
8. 2025-09-26
   price $95,000
9. 2025-09-03
   price $100,000
10. 2025-07-23
    price $105,000
11. 2025-06-19
    price $110,000
12. 2025-06-05
    price $115,000
13. 2025-05-21
    price $120,000
14. 2025-04-07
    status Active
15. 2025-04-07
    price $130,000
16. 2024-12-19
    status Pending
17. 2024-11-21
    price $105,000
18. 2024-10-10
    price $110,000
19. 2024-09-19
    price $115,000
20. 2024-09-05
    price $120,000
21. 2024-08-22
    price $125,000
22. 2024-08-08
    price $130,000
23. 2024-07-25
    listed $135,000 Active
24. 2024-07-02
    historical
25. 2024-06-11
    status Active
26. 2024-06-11
    price $139,900
27. 2024-05-29
    historical
28. 2024-04-04
    price $155,000
29. 2024-01-29
    listed $159,900 Active
30. 2024-01-29
    historical
31. 2023-11-28
    price $159,000
32. 2023-10-18
    price $161,500
33. 2023-09-15
    listed $169,900 Active
34. 2022-10-07
    soldstatus $165,000 Closed
35. 2022-08-25
    status Pending
36. 2022-08-05
    listed $179,900 Active
37. 2019-09-26
    soldstatus $83,500 Sold
38. 2019-08-13
    status Pending
39. 2019-07-18
    listed $89,900 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,498
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$5,820
• − Depreciation: −$1,891
• Taxable income: $5,406
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $4,475/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

-27.7% since first listed

39 events — show timeline

• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-10 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-25 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-04 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-28 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-18 Price Changed $161,500 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-07 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-26 Sold (MLS) $83,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-18 Listed $89,900 Stellar MLS as Distributed by MLS Grid