1550 11th St NE Unit H1 · Winter Haven, FL 33881

$115,000

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 6 Days on market

Built 1974 $361/mo HOA · 22% 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 +17.2/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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 MLS

Lovely 2 bedroom, 2 bath home featuring 1148 sq ft living.

Key facts

• Galley kitchen
• Updated hvac system
• Walk-in closet

Tags

• PRIVATE OUTDOOR BALCONY
• SCREENED AND ENCLOSED PATIO
• GALLEY KITCHEN
• INCLUDED WASHER AND DRYER
• WALK-IN CLOSET
• UPDATED HVAC SYSTEM

Property features AI

Finance

• Other: Condo located on first floor; Unfurnished; Homestead exemption indicated
• Financial info: Total annual association fees $4,332
• HOA & community: Monthly HOA fee of $361; HOA covers maintenance of structure and grounds, private road maintenance, and trash; Community pool; Pets allowed (max 25 lbs); Association required and managed by Park Lake Property Management

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One story; Faces southeast; Lake view of Lake Buckeye
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of Lake Buckeye Condominium
• Exterior features: Covered patio/porch; Deck; Patio; Porch; Screened porch; Sliding doors; Mature landscaping with trees

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Split bedroom layout; Walk-in closet(s); Window treatments (blinds)
• Laundry & utility: Washer and dryer (included); Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $83 ($994/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

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; 21 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 34% 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 $795 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $43k; list at $115k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 5.9

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-14,545
• Equity at exit: $17,147

10-year hold

• IRR: -5.3%
• Equity multiple: 0.67×
• Total profit: $-10,637
• Equity at exit: $9,943

Cash invested: $32,200 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 491
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$603
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$48
• HOA: −$361
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $83

Break-even live

Break-even rent $1,520

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 11th St NE Unit G3 Winter Haven, FL	2.0	2.0	1148	$1,325	$1.15	14d	1	0.04mi
1331 11th St NE Winter Haven, FL	3.0	2.0	1200	$2,190	$1.82	23d	1	0.16mi
2007 9th St NE Winter Haven, FL	3.0	2.0	1242	$1,750	$1.41	23d	1	0.54mi
1200 6th St NE Winter Haven, FL	3.0	2.0	1224	$1,585	$1.29	14d	1	0.70mi
850 17th Ter NE Winter Haven, FL	2.0	1.0	1206	$1,520	$1.26	3d	1	0.81mi
1730 Broxey Ct NE Winter Haven, FL	2.0	1.0	750	$1,050	$1.40	23d	1	1.05mi
1708 2nd St NW Unit B Winter Haven, FL	2.0	2.0	1000	$1,525	$1.52	23d	1	1.14mi
1743 Avenue C NE Winter Haven, FL	3.0	2.0	1016	$1,595	$1.57	3d	1	1.17mi
1830 2nd St NW Winter Haven, FL	3.0	1.0	1075	$1,600	$1.49	23d	1	1.19mi
235 Palmetto Ave NW Winter Haven, FL	2.0	2.0	1024	$1,195	$1.17	23d	1	1.21mi
324 Avenue Y NE Unit B Winter Haven, FL	2.0	2.0	904	$1,550	$1.71	23d	1	1.22mi
1705 3rd St NW Unit A Winter Haven, FL	3.0	2.0	1472	$1,650	$1.12	23d	1	1.24mi
430 Avenue B NE Winter Haven, FL	2.0	1.0	866	$1,275	$1.47	23d	1	1.24mi
140 W Avenue Northwest Apt 3 Winter Haven, FL	2.0	1.0	800	$1,100	$1.38	23d	1	1.27mi
395 Quentin Ave NW Unit 397 Winter Haven, FL	2.0	1.5	912	$1,450	$1.59	23d	1	1.32mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	23d	1	1.35mi
136 Avenue C NE Winter Haven, FL	2.0	1.0	750	$1,099	$1.47	23d	1	1.37mi
207 S Lake Silver Dr NW Winter Haven, FL	2.0	2.0	1116	$1,399	$1.25	23d	1	1.38mi
407 Avenue A SE Winter Haven, FL	3.0	2.0	1124	$1,700	$1.51	23d	1	1.40mi
103 4th St SE Unit A Winter Haven, FL	2.0	1.0	1014	$1,399	$1.38	3d	1	1.41mi
245 Winter Ridge Blvd Winter Haven, FL	2.0	2.0	1073	$1,550	$1.44	3d	1	1.49mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 6 DOM
2. 2026-06-17
   days on market $115,000 Active 5 DOM
3. 2026-06-16
   days on market $115,000 Active 4 DOM
4. 2026-06-15
   days on market $115,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $115,000 Active 1 DOM

ⓘ 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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,495
• − Mortgage interest: −$6,442
• − Property taxes: −$2,264
• − Insurance: −$575
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$4,332
• − Depreciation: −$3,345
• Taxable loss: −$582
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,133/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

+187.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2012-12-28 Sold (Public Records) $43,000 Public Records
• 2012-12-19 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-20 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1998-05-07 Sold (Public Records) $40,000 Public Records
• 1998-05-07 Sold (Public Records) $40,000 Public Records

Property tax history

+23.4%/yr

Latest (2025): $2,264 · +445.3% YoY. Source: county tax records.