2075 Isle Royale Ct SE #171 · Winter Haven, FL 33880

$88,000

1 bd · 1.0 ba · 648 sqft · Condo public records · 3 Days on market

Built 1990 $270/mo HOA · 21% 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 +19.5/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Welcome home to this charming 1 bedroom condo. Enjoy a lifestyle that blends comfort and convience, with everything you need cloSse by-shopping, parks, dining and commuting routes. Inside, you'll find a bright and functional layout with a spacious living area and cozy bedroom. Whether you're a first time homebuyer, downsizing or investor. Schedule your showing today.

Key facts

• $270 HOA
• Community pool
• Built 1990

Property features AI

Finance

• Other: Directions: 27S, turn right on to Lucerne Park Rd, left on Isle Royal Ct
• Financial info: Total monthly fees: $270; Total annual fees: $3,240
• HOA & community: HOA: Park Lake Four (monthly condo fee $270); Condo land included; Association fees required monthly; Community clubhouse; Community pool; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One story; Faces east; Entry level: floor 1
• Construction: Block construction; Shingle roof; Block foundation; Built on a 0.01 acre lot
• Exterior features: Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Three total rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $608 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 3 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 $38k; list at $88k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $88,000

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. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 5.8

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-8,388
• Equity at exit: $13,121

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,052
• Equity at exit: $7,609

Cash invested: $24,640 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$461
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$37
• HOA: −$270
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $100

Break-even live

Break-even rent $1,131

Max offer price $88,000

Occupancy floor 87%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2085 Isle Royale Ct SE #189 Winter Haven, FL	1.0	1.0	648	$1,150	$1.77	3d	1	0.03mi
1800 3rd Ct SE Apt E Winter Haven, FL	2.0	1.5	714	$1,400	$1.96	23d	1	0.16mi
1800 3rd Ct SE Winter Haven, FL	2.0	1.0	714	$1,400	$1.96	23d	1	0.16mi
1209 6th St SE Apt 3 Winter Haven, FL	1.0	1.0	538	$925	$1.72	14d	1	0.68mi
1150 3rd St SW Winter Haven, FL	1.0–2.0	1.0–2.0	587	$1,200	$2.04	21d	12	0.69mi
955 6th St SE #9 Winter Haven, FL	1.0	1.0	550	$1,175	$2.14	3d	1	0.87mi
955 6th St SE #5 Winter Haven, FL	1.0	1.0	550	$1,190	$2.16	23d	1	0.87mi
955 6th St SE #10 Winter Haven, FL	1.0	1.0	650	$1,145	$1.76	23d	1	0.87mi
955 6th St SE #1 Winter Haven, FL	1.0	1.0	550	$1,075	$1.95	23d	1	0.87mi
534 Avenue H SE Winter Haven, FL	1.0	1.0	555	$875	$1.58	3d	1	0.95mi
1103 Cypress Gardens Blvd Winter Haven, FL	1.0	1.0	575	$1,125	$1.96	3d	2	0.95mi
1111 Cypress Gardens Blvd Apt 12 Winter Haven, FL	—	1.0	500	$800	$1.60	23d	1	1.00mi
265 East St Winter Haven, FL	2.0	1.0–2.0	757	$1,762	$2.33	2d	41	1.16mi
200 Avenue C SW Winter Haven, FL	1.0–2.0	1.0–2.0	851	$1,325	$1.56	3d	12	1.23mi
310 Farnol St SW Unit 3 Winter Haven, FL	1.0	1.0	456	$900	$1.97	14d	1	1.32mi
209 Avenue B SE Winter Haven, FL	2.0	1.0	720	$1,500	$2.08	14d	1	1.34mi
301 Avenue B SW Unit 4 Winter Haven, FL	1.0	1.0	600	$1,000	$1.67	23d	1	1.38mi
710 Avenue C SW Unit 4A Winter Haven, FL	1.0	1.0	680	$1,150	$1.69	23d	1	1.39mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $88,000 Active 3 DOM
2. 2026-06-17
   days on market $88,000 Active 2 DOM
3. 2026-06-16
   status $88,000 Active 1 DOM
4. 2026-06-13
   remarks 369-char remark
5. 2026-06-13
   listed $88,000 Pending 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 10/10 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: $15,084
• − Mortgage interest: −$4,929
• − Property taxes: −$1,503
• − Insurance: −$440
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − HOA: −$3,240
• − Depreciation: −$2,560
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $1,196/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

+193.3% since first listed

7 events — show timeline

• 2026-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-11 Listed $88,000 Stellar MLS as Distributed by MLS Grid
• 2012-09-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-05-30 Listed $37,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-10 Sold (Public Records) $38,000 Public Records
• 2000-05-05 Sold (Public Records) $35,000 Public Records
• 1997-06-26 Sold (Public Records) $30,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,503 · +3.9% YoY. Source: county tax records.