100 EL Camino Dr #101 · Cypress Gardens, FL 33884

$89,500

2 bd · 2.0 ba · 1,361 sqft · Condo public records · 77 Days on market

Built 1971 $756/mo HOA · 43% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

This beautifully maintained and well designed condo displays pride in ownership throughout and features a split plan with 2 bedrooms, 2 full baths, 1390 sq ft living area, living room, family room, and dining. Beautifully finished in neutral tones, the interior palette offers a warm and inviting setting. The very open and bright floor plan provides a flexible design and a nice, peaceful lagoon view. The private master suite offers an inviting retreat and features large walk-in closet and en suite bath with spacious shower. The second bedroom also features a large walk-in closet and allows privacy for family and guests. Additional features include inside laundry, plenty of storage and a covered parking space. Recent improvements include newer carpet and ceramic tile flooring, most appliances are newer and new professional wiring for inside laundry. Sited in the beautiful community of Orchid Springs, this very spacious condo is the ultimate in a maintenance free lifestyle! The community offers aswimming pool for residents and a beautiful tropical setting. Maintenance fees include water, gas, care of the building's exterior, ground maintenance and trash removal. Experience this piece of paradise for yourself. .. .call today for your private viewing!

Key facts

• Lagoon views
• Corner unit
• Assigned parking

Tags

• LAGOON VIEWS
• ASSIGNED PARKING
• CORNER UNIT

Property features AI

Finance

• Other: Unfurnished; Homestead exemption indicated
• Financial info: Total monthly fees $756; total annual fees $9,072; Lease restrictions apply
• HOA & community: Has HOA (Randall Treadwell) — monthly condo fee $756; Association amenities include pool, laundry, maintenance, cable TV; Association fees cover cable TV, pool, gas, insurance, internet, maintenance (structure & grounds), management, private road, sewer, trash, water, escrow reserves and fidelity bond; Association approval required; Community features: association-owned recreation, deed restrictions, pool, buyer approval required; Senior community; Cats and dogs allowed

Exterior

• Parking: Guest parking (use guest parking per directions)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Natural gas connected; Sewer connected
• Home design: Residential condominium; Single-story (one level); Faces east; Completed condition
• Construction: Block construction; Other roof; Built on slab
• Exterior features: Sidewalk; On-pond waterfront with pond view (25 ft frontage); Heated in-ground private pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floorplan; Kitchen and family room combo; Thermostat; Walk-in closets; Window treatments (blinds); Building elevator
• Laundry & utility: Common area laundry; Upper level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $82 ($982/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $84k (6.0% 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: 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.
• Zoned schools: Garden Grove Elementary School (math 49% / reading 40%, grade F, #1,288 of 2,144 statewide, top 62%, 723 students, 46% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL).
• Market conditions: Rents rising (+1.9%/yr); 680 active listings in the ZIP; 19 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 $619 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 77 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $90k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
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 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: 1.95% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 4.3

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-10,757
• Equity at exit: $13,345

10-year hold

• IRR: -5.7%
• Equity multiple: 0.66×
• Total profit: $-8,519
• Equity at exit: $7,738

Cash invested: $25,060 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$469
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$37
• HOA: −$756
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $82

Break-even live

Break-even rent $1,640

Max offer price $89,500

Occupancy floor 90%

Sensitivity live

Price	-10% $133	-5% $107	+0% $82	+5% $57	+10% $31
Rent	-10% $-56	-5% $13	+0% $82	+5% $151	+10% $220
Rate	-1.0pp $127	-0.5pp $105	base $82	+0.5pp $59	+1.0pp $35

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 El Camino Dr #309 Winter Haven, FL	2.0	2.0	1579	$1,650	$1.04	15d	1	0.02mi
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	24d	1	0.17mi
1050 Michelangelo Ln Winter Haven, FL	3.0	2.0	1659	$2,100	$1.27	15d	1	0.41mi
121 Longfellow Rd Winter Haven, FL	3.0	2.0	1395	$1,745	$1.25	4d	1	0.78mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	24d	1	0.78mi
3601 Cypress Gardens Rd Unit 6 Winter Haven, FL	2.0	2.0	1200	$1,200	$1.00	24d	1	0.92mi
728 Lake Ned Rd Winter Haven, FL	3.0	2.0	1664	$2,000	$1.20	24d	1	1.00mi
567 Cody Caleb Dr Winter Haven, FL	3.0	2.0	1642	$1,899	$1.16	24d	1	1.08mi
3904 Osprey Pointe Cir Winter Haven, FL	3.0	2.0	1709	$1,950	$1.14	24d	1	1.24mi
2065 Whispering Trails Blvd Winter Haven, FL	3.0	2.0	1432	$2,000	$1.40	15d	1	1.27mi
942 Cattleman St Winter Haven, FL	3.0	2.0	1560	$2,200	$1.41	24d	1	1.28mi
2845 Whispering Trails Dr Winter Haven, FL	3.0	2.0	1553	$1,800	$1.16	24d	1	1.28mi
5850 Cypress Gardens Blvd #806 Winter Haven, FL	3.0	2.5	1356	$1,800	$1.33	4d	1	1.30mi
5850 Cypress Gardens Blvd Winter Haven, FL	2.0–3.0	1.5–2.5	1308	$1,595	$1.22	15d	2	1.30mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	24d	1	1.33mi
227 W Lake Ina Dr Winter Haven, FL	3.0	2.0	1764	$2,500	$1.42	24d	1	1.36mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,530	$1.49	4d	8	1.39mi
1743 Avenue C NE Winter Haven, FL	3.0	2.0	1016	$1,595	$1.57	4d	1	1.49mi
1019 Mockingbird Cir Winter Haven, FL	3.0	2.0	1662	$1,650	$0.99	15d	1	1.50mi

HOA detail condo

• Monthly dues: $756 · $9,072/yr
• Likely covers: watertrashgaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $89,500 Active 77 DOM
2. 2026-06-17
   days on market $89,500 Active 76 DOM
3. 2026-06-16
   days on market $89,500 Active 75 DOM
4. 2026-06-15
   days on market $89,500 Active 74 DOM
5. 2026-06-13
   days on market $89,500 Active 72 DOM
6. 2026-06-10
   days on market $89,500 Active 69 DOM
7. 2026-06-09
   days on market $89,500 Active 68 DOM
8. 2026-06-08
   days on market $89,500 Active 67 DOM
9. 2026-06-07
   days on market $89,500 Active 66 DOM
10. 2026-06-05
    days on market $89,500 Active 63 DOM
11. 2026-06-03
    days on market $89,500 Active 62 DOM
12. 2026-06-03
    days on market $89,500 Active 61 DOM
13. 2026-06-01
    days on market $89,500 Active 60 DOM
14. 2026-05-31
    days on market $89,500 Active 59 DOM
15. 2026-05-06
    price $104,990
16. 2026-04-02
    listed $109,990 Active
17. 2022-10-01
    status Active
18. 2022-07-06
    price $139,900
19. 2022-06-20
    listed $149,900 Active
20. 2011-03-11
    soldstatus $54,000 1270-char remark

    Show marketing remark (1270 chars)

    This beautifully maintained and well designed condo displays pride in ownership throughout and features a split plan with 2 bedrooms, 2 full baths, 1390 sq ft living area, living room, family room, and dining. Beautifully finished in neutral tones, the interior palette offers a warm and inviting setting. The very open and bright floor plan provides a flexible design and a nice, peaceful lagoon view. The private master suite offers an inviting retreat and features large walk-in closet and en suite bath with spacious shower. The second bedroom also features a large walk-in closet and allows privacy for family and guests. Additional features include inside laundry, plenty of storage and a covered parking space. Recent improvements include newer carpet and ceramic tile flooring, most appliances are newer and new professional wiring for inside laundry. Sited in the beautiful community of Orchid Springs, this very spacious condo is the ultimate in a maintenance free lifestyle! The community offers aswimming pool for residents and a beautiful tropical setting. Maintenance fees include water, gas, care of the building's exterior, ground maintenance and trash removal. Experience this piece of paradise for yourself. .. .call today for your private viewing!

21. 2011-01-06
    listed $59,900 1270-char remark

    Show marketing remark (1270 chars)

    This beautifully maintained and well designed condo displays pride in ownership throughout and features a split plan with 2 bedrooms, 2 full baths, 1390 sq ft living area, living room, family room, and dining. Beautifully finished in neutral tones, the interior palette offers a warm and inviting setting. The very open and bright floor plan provides a flexible design and a nice, peaceful lagoon view. The private master suite offers an inviting retreat and features large walk-in closet and en suite bath with spacious shower. The second bedroom also features a large walk-in closet and allows privacy for family and guests. Additional features include inside laundry, plenty of storage and a covered parking space. Recent improvements include newer carpet and ceramic tile flooring, most appliances are newer and new professional wiring for inside laundry. Sited in the beautiful community of Orchid Springs, this very spacious condo is the ultimate in a maintenance free lifestyle! The community offers aswimming pool for residents and a beautiful tropical setting. Maintenance fees include water, gas, care of the building's exterior, ground maintenance and trash removal. Experience this piece of paradise for yourself. .. .call today for your private viewing!

22. 2010-06-30
    listed $65,900
23. 2010-06-14
    historical
24. 2008-12-13
    listed $70,000
25. 2008-12-05
    historical
26. 2008-10-21
    listed $93,500
27. 2008-05-14
    soldstatus $78,500
28. 2007-03-26
    listed $84,850
29. 1994-12-01
    soldstatus $54,425

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $743 · $62/mo
• Expected delta: +$350/yr (+$29/mo · 88.9%)

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

Taxation est. · year 1

• Rental income: $20,920
• − Mortgage interest: −$5,013
• − Property taxes: −$393
• − Insurance: −$448
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$9,072
• − Depreciation: −$2,604
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $972/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
• 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

+92.9% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $104,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $109,990 Stellar MLS as Distributed by MLS Grid
• 2022-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-06 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-20 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2011-03-11 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-06 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-30 Listed $65,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-12-13 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-10-21 Listed $93,500 Stellar MLS as Distributed by MLS Grid
• 2008-05-14 Sold (MLS) $78,500 Stellar MLS as Distributed by MLS Grid
• 2007-03-26 Listed $84,850 Stellar MLS as Distributed by MLS Grid
• 1994-12-01 Sold (Public Records) $54,425 Public Records

Property tax history

+3.7%/yr

Latest (2025): $393 · +30.3% YoY. Source: county tax records.