150 EL Dorado #105 · Cypress Gardens, FL 33884

$105,000

2 bd · 2.0 ba · 1,372 sqft · Condo public records · 27 Days on market

Built 1980 $548/mo HOA · 32% of rent

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Why this score? — see what drove the C- 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 +17.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible value! You'll love this immaculate ground floor condo overlooking the woods! This beautiful condo features 2 bedrooms, 2 baths, newer kitchen appliances, fresh paint, new carpet, a very spacious floor plan with split bedrooms for extra privacy, lots of storage with built-in cabinets, walk-in closets. The kitchen is equipped with all appliances including a gas range! There is a luxurious community pool just down the street from this unit as well as easily accessible laundry on each floor. The community monthly maintenance fee covers maintenance of the building, water, sewer, natural gas for the kitchen stove and hot water heater, building insurance, grounds maintenance, clubhouse and pool, covered parking and more. Orchid Springs is in SE Winter Haven, FL close to medical centers, Legoland, Disney, America’s Best Beaches, top rated entertainment, restaurants and shopping. Don’t miss out on this sweet deal!

Key facts

• Covered parking
• Split floor plan
• First floor

Tags

• FIRST FLOOR
• CORNER UNIT
• ABUNDANT STORAGE
• OVERSIZED LIVING AREA
• SPLIT FLOOR PLAN
• COVERED PARKING

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total monthly HOA fees $548 (total annual $6,576); Lease restrictions apply
• HOA & community: Homeowners association with monthly fee of $548; Association fee includes pool, structure maintenance, grounds maintenance, sewer and water; Association approval required; Buyer approval required; Deed restrictions apply; Senior community; Pets allowed (maximum 35 lbs)

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Natural gas connected; Public water not provided (none listed); Public sewer
• Home design: Residential condominium; Completed condition; One level unit; Faces northeast; Located on floor 1; Part of a 3-story building
• Construction: Block construction; Shingle roof; Slab foundation; Building name: HAWAIIAN; Built as part of a multi-story structure
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Open floorplan; Elevator in building
• Laundry & utility: No laundry room (none)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $71 ($849/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#110 in FL, #1,693 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools 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.
• Market conditions: Rents rising (+1.9%/yr); 680 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $726 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 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $105k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $103,425 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-14,005
• Equity at exit: $15,656

10-year hold

• IRR: -7.1%
• Equity multiple: 0.58×
• Total profit: $-12,378
• Equity at exit: $9,078

Cash invested: $29,400 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 680
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$551
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$44
• HOA: −$548
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $71

Break-even live

Break-even rent $1,603

Max offer price $105,000

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $100	+0% $71	+5% $41	+10% $11
Rent	-10% $-63	-5% $4	+0% $71	+5% $138	+10% $204
Rate	-1.0pp $124	-0.5pp $97	base $71	+0.5pp $44	+1.0pp $16

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	24d	1	0.02mi
100 El Camino Dr #309 Winter Haven, FL	2.0	2.0	1579	$1,650	$1.04	15d	1	0.20mi
1050 Michelangelo Ln Winter Haven, FL	3.0	2.0	1659	$2,100	$1.27	15d	1	0.58mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	24d	1	0.83mi
567 Cody Caleb Dr Winter Haven, FL	3.0	2.0	1642	$1,899	$1.16	24d	1	0.90mi
121 Longfellow Rd Winter Haven, FL	3.0	2.0	1395	$1,745	$1.25	4d	1	0.93mi
728 Lake Ned Rd Winter Haven, FL	3.0	2.0	1664	$2,000	$1.20	24d	1	0.99mi
3601 Cypress Gardens Rd Unit 6 Winter Haven, FL	2.0	2.0	1200	$1,200	$1.00	24d	1	1.03mi
942 Cattleman St Winter Haven, FL	3.0	2.0	1560	$2,200	$1.41	24d	1	1.11mi
2845 Whispering Trails Dr Winter Haven, FL	3.0	2.0	1553	$1,800	$1.16	24d	1	1.11mi
2065 Whispering Trails Blvd Winter Haven, FL	3.0	2.0	1432	$2,000	$1.40	15d	1	1.13mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	24d	1	1.30mi
3904 Osprey Pointe Cir Winter Haven, FL	3.0	2.0	1709	$1,950	$1.14	24d	1	1.34mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,530	$1.49	4d	8	1.47mi
5850 Cypress Gardens Blvd #806 Winter Haven, FL	3.0	2.5	1356	$1,800	$1.33	4d	1	1.47mi
5850 Cypress Gardens Blvd Winter Haven, FL	2.0–3.0	1.5–2.5	1308	$1,595	$1.22	15d	2	1.47mi
1743 Avenue C NE Winter Haven, FL	3.0	2.0	1016	$1,595	$1.57	4d	1	1.50mi

HOA detail condo

• Monthly dues: $548 · $6,576/yr
• Likely covers: watersewergaslandscapinginsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 27 DOM
2. 2026-06-17
   days on market $105,000 Active 26 DOM
3. 2026-06-16
   days on market $105,000 Active 25 DOM
4. 2026-06-15
   days on market $105,000 Active 24 DOM
5. 2026-06-13
   days on market $105,000 Active 22 DOM
6. 2026-06-10
   days on market $105,000 Active 19 DOM
7. 2026-06-09
   days on market $105,000 Active 18 DOM
8. 2026-06-08
   days on market $105,000 Active 17 DOM
9. 2026-06-07
   days on market $105,000 Active 16 DOM
10. 2026-06-05
    days on market $105,000 Active 13 DOM
11. 2026-06-03
    days on market $105,000 Active 12 DOM
12. 2026-06-03
    days on market $105,000 Active 11 DOM
13. 2026-06-01
    days on market $105,000 Active 10 DOM
14. 2026-05-31
    days on market $105,000 Active 9 DOM
15. 2026-05-22
    listed $105,000 Active
16. 2017-10-26
    soldstatus $59,500
17. 2017-10-25
    soldstatus $59,500 Sold 941-char remark

    Show marketing remark (941 chars)

    Incredible value! You'll love this immaculate ground floor condo overlooking the woods! This beautiful condo features 2 bedrooms, 2 baths, newer kitchen appliances, fresh paint, new carpet, a very spacious floor plan with split bedrooms for extra privacy, lots of storage with built-in cabinets, walk-in closets. The kitchen is equipped with all appliances including a gas range! There is a luxurious community pool just down the street from this unit as well as easily accessible laundry on each floor. The community monthly maintenance fee covers maintenance of the building, water, sewer, natural gas for the kitchen stove and hot water heater, building insurance, grounds maintenance, clubhouse and pool, covered parking and more. Orchid Springs is in SE Winter Haven, FL close to medical centers, Legoland, Disney, America’s Best Beaches, top rated entertainment, restaurants and shopping. Don’t miss out on this sweet deal!

18. 2017-08-23
    status Pending 941-char remark

    Show marketing remark (941 chars)

    Incredible value! You'll love this immaculate ground floor condo overlooking the woods! This beautiful condo features 2 bedrooms, 2 baths, newer kitchen appliances, fresh paint, new carpet, a very spacious floor plan with split bedrooms for extra privacy, lots of storage with built-in cabinets, walk-in closets. The kitchen is equipped with all appliances including a gas range! There is a luxurious community pool just down the street from this unit as well as easily accessible laundry on each floor. The community monthly maintenance fee covers maintenance of the building, water, sewer, natural gas for the kitchen stove and hot water heater, building insurance, grounds maintenance, clubhouse and pool, covered parking and more. Orchid Springs is in SE Winter Haven, FL close to medical centers, Legoland, Disney, America’s Best Beaches, top rated entertainment, restaurants and shopping. Don’t miss out on this sweet deal!

19. 2017-07-19
    price $62,000 941-char remark

    Show marketing remark (941 chars)

    Incredible value! You'll love this immaculate ground floor condo overlooking the woods! This beautiful condo features 2 bedrooms, 2 baths, newer kitchen appliances, fresh paint, new carpet, a very spacious floor plan with split bedrooms for extra privacy, lots of storage with built-in cabinets, walk-in closets. The kitchen is equipped with all appliances including a gas range! There is a luxurious community pool just down the street from this unit as well as easily accessible laundry on each floor. The community monthly maintenance fee covers maintenance of the building, water, sewer, natural gas for the kitchen stove and hot water heater, building insurance, grounds maintenance, clubhouse and pool, covered parking and more. Orchid Springs is in SE Winter Haven, FL close to medical centers, Legoland, Disney, America’s Best Beaches, top rated entertainment, restaurants and shopping. Don’t miss out on this sweet deal!

20. 2017-07-19
    price $59,900 941-char remark

    Show marketing remark (941 chars)

    Incredible value! You'll love this immaculate ground floor condo overlooking the woods! This beautiful condo features 2 bedrooms, 2 baths, newer kitchen appliances, fresh paint, new carpet, a very spacious floor plan with split bedrooms for extra privacy, lots of storage with built-in cabinets, walk-in closets. The kitchen is equipped with all appliances including a gas range! There is a luxurious community pool just down the street from this unit as well as easily accessible laundry on each floor. The community monthly maintenance fee covers maintenance of the building, water, sewer, natural gas for the kitchen stove and hot water heater, building insurance, grounds maintenance, clubhouse and pool, covered parking and more. Orchid Springs is in SE Winter Haven, FL close to medical centers, Legoland, Disney, America’s Best Beaches, top rated entertainment, restaurants and shopping. Don’t miss out on this sweet deal!

21. 2017-07-18
    listed $65,000 Active 941-char remark

    Show marketing remark (941 chars)

    Incredible value! You'll love this immaculate ground floor condo overlooking the woods! This beautiful condo features 2 bedrooms, 2 baths, newer kitchen appliances, fresh paint, new carpet, a very spacious floor plan with split bedrooms for extra privacy, lots of storage with built-in cabinets, walk-in closets. The kitchen is equipped with all appliances including a gas range! There is a luxurious community pool just down the street from this unit as well as easily accessible laundry on each floor. The community monthly maintenance fee covers maintenance of the building, water, sewer, natural gas for the kitchen stove and hot water heater, building insurance, grounds maintenance, clubhouse and pool, covered parking and more. Orchid Springs is in SE Winter Haven, FL close to medical centers, Legoland, Disney, America’s Best Beaches, top rated entertainment, restaurants and shopping. Don’t miss out on this sweet deal!

22. 2011-06-10
    soldstatus $52,000 201-char remark

    Show marketing remark (201 chars)

    A nice well kepted 2 bedroom 2 bath condo within 10 minutes of Lago land. the home has 1372 sf of living area and is on the bottom story. The back has a wooded view where you can sit outside and relax.

23. 2011-02-05
    listed $54,900 201-char remark

    Show marketing remark (201 chars)

    A nice well kepted 2 bedroom 2 bath condo within 10 minutes of Lago land. the home has 1372 sf of living area and is on the bottom story. The back has a wooded view where you can sit outside and relax.

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 ≥108°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: $20,309
• − Mortgage interest: −$5,882
• − Property taxes: −$1,487
• − Insurance: −$525
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$6,576
• − Depreciation: −$3,055
• Taxable loss: −$464
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $960/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 — Cypress Gardens

• Score: 80/100
• State rank: #110
• US rank: #1693

Category grades

Amenities B+ Commute F Cost of living A+ Crime B+ Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress Gardens, FL
• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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

+91.3% since first listed

9 events — show timeline

• 2026-05-22 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-26 Sold (Public Records) $59,500 Public Records
• 2017-10-25 Sold (MLS) $59,500 Stellar MLS as Distributed by MLS Grid
• 2017-08-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-07-19 Price Changed $62,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-19 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-18 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-10 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-05 Listed $54,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2025): $1,487 · +7.4% YoY. Source: county tax records.