6775 Brentwood Dr NE · Winter Haven, FL 33881

$132,500

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 82 Days on market

Built 1985 4,182 sqft lot $45/mo HOA · 2% of rent

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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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to 6775 Brentwood Dr NE, located in the desirable no pet community of Lake N Golf Estates, a 55+ lakefront community offering the best of Florida living. This well maintained, mostly furnished home offers 3 bedrooms, 2 bathrooms with a spacious and functional layout, including a Florida room, formal dining room, breakfast nook and a dedicated laundry/storage room, providing plenty of flexibility for everyday living and entertaining. Updated HVAC system (2024) & automated thermostat. Additional exterior features include awnings for added shade and energy efficiency, along with a spacious carport for convenient covered parking. The

Key facts

• Automated thermostat
• Lakefront community
• Clubhouse

Tags

• LAKEFRONT COMMUNITY
• FLORIDA ROOM
• AUTOMATED THERMOSTAT
• SPACIOUS CARPORT
• COMMUNITY BOAT SLIP ACCESS
• CLUBHOUSE

Property features AI

Finance

• Other: Partially furnished; Association approval required
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Charlotte Van Der Beek) — monthly dues $45.83 / annual fee $550; buyer approval required; HOA amenities include clubhouse, pool, recreation facilities, shuffleboard court, spa/hot tub; Community features: clubhouse, pool, deed restrictions, golf carts allowed, senior community; Pets not allowed

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Completed condition; Built as a double wide
• Exterior features: Covered, enclosed front porch; Awning(s); Fire pit; Exterior lighting; Sliding doors; Outdoor storage; Mature landscaping; Paved road access; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Open floorplan; Thermostat; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Laundry room; Washer; Dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $132k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $125k (6.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($57k/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 $916 of loan paydown is wiped out by about $4k 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 + 2.1% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $132k implies a 1423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $124,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.59% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.68%
• DSCR: 2.01
• 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: 14.5%
• Equity multiple: 1.58×
• Total profit: $21,367
• Equity at exit: $19,756

10-year hold

• IRR: 22.6%
• Equity multiple: 2.85×
• Total profit: $68,754
• Equity at exit: $11,456

Cash invested: $37,100 (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: $2,104 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$45
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $701

Break-even live

Break-even rent $1,216

Max offer price $132,500

Occupancy floor 62%

Sensitivity live

Price	-10% $793	-5% $747	+0% $701	+5% $656	+10% $610
Rent	-10% $535	-5% $618	+0% $701	+5% $784	+10% $868
Rate	-1.0pp $768	-0.5pp $735	base $701	+0.5pp $667	+1.0pp $632

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1725	$2,000	$1.16	15d	1	0.87mi
265 Meadowbrook Blvd Winter Haven, FL	3.0	2.0	1426	$2,200	$1.54	3d	1	0.90mi
213 Lake Lucerne Way Winter Haven, FL	4.0	2.0	1717	$1,900	$1.11	12d	1	0.98mi
877 Cambridge Dr Winter Haven, FL	4.0	2.0	1840	$1,875	$1.02	24d	1	1.05mi
4955 Old Lucerne Park Rd Winter Haven, FL	3.0	2.0	1609	$2,050	$1.27	24d	1	1.16mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 17 events

1. 2026-06-18
   days on market $132,500 Active 82 DOM
2. 2026-06-17
   days on market $132,500 Active 81 DOM
3. 2026-06-16
   days on market $132,500 Active 80 DOM
4. 2026-06-15
   days on market $132,500 Active 79 DOM
5. 2026-06-13
   days on market $132,500 Active 77 DOM
6. 2026-06-10
   days on market $132,500 Active 74 DOM
7. 2026-06-09
   days on market $132,500 Active 73 DOM
8. 2026-06-08
   days on market $132,500 Active 72 DOM
9. 2026-06-07
   days on market $132,500 Active 71 DOM
10. 2026-06-05
    days on market $132,500 Active 68 DOM
11. 2026-06-03
    days on market $132,500 Active 67 DOM
12. 2026-06-03
    days on market $132,500 Active 66 DOM
13. 2026-06-01
    days on market $132,500 Active 65 DOM
14. 2026-05-31
    days on market $132,500 Active 64 DOM
15. 2026-05-18
    price $132,500
16. 2026-03-28
    listed $136,900 Active
17. 1983-10-01
    soldstatus $8,700

ⓘ 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 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,245
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$540
• − Depreciation: −$3,855
• Taxable income: $6,739
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $6,798/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): 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

+1423.0% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $132,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Listed $136,900 Stellar MLS as Distributed by MLS Grid
• 1983-10-01 Sold (Public Records) $8,700 Public Records

Property tax history

+0.1%/yr

Latest (2025): $147 · +5.9% YoY. Source: county tax records.