349 Honey Bell Rd · Eagle Lake, FL 33880

$260,000

3 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 18 Days on market

Built 2019 5,998 sqft lot $56/mo HOA · 3% of rent

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 349 Honey Bell Rd, conveniently located in the heart of Winter Haven, a city known for its lakes, community charm, and continued growth. This home offers easy access to major roadways, making daily commutes and weekend travel a breeze. Enjoy being just minutes from local shopping, dining, medical facilities, and everyday conveniences, as well as nearby parks and outdoor recreation. Winter Haven continues to invest in community improvements and future development, enhancing the area’s appeal while maintaining its small-town feel. Whether you’re looking for a primary residence or an investment opportunity, this location offers both comfort and long-term potential.

Key facts

• Ample cabinetry
• Spacious lot
• Conveniently located

Tags

• SPACIOUS LOT
• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• GENEROUSLY SIZED BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-28 ($-335/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (15.1% below list).
• Recommended offer: $221k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities 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.
• Zoned schools: Pinewood Elementary School (math 48% / reading 40%, grade F, #1,330 of 2,144 statewide, top 63%, 709 students, 53% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 61% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 345 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).
• At $2,207/mo this rent would consume 47% of the median local household income ($56k/yr) (locally 1412% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 18 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $208k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,740 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.8

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-45,063
• Equity at exit: $38,767

10-year hold

• IRR: -10.7%
• Equity multiple: 0.37×
• Total profit: $-46,212
• Equity at exit: $22,480

Cash invested: $72,800 (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: 345
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$244 /mo · $2,928/yr
• Insurance: −$108
• HOA: −$56
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-28

Break-even live

Break-even rent $2,243

Max offer price $255,067

Occupancy floor 96%

Sensitivity live

Price	-10% $119	-5% $46	+0% $-28	+5% $-102	+10% $-175
Rent	-10% $-202	-5% $-115	+0% $-28	+5% $59	+10% $146
Rate	-1.0pp $103	-0.5pp $38	base $-28	+0.5pp $-95	+1.0pp $-164

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2029 Carroll Ln Winter Haven, FL	4.0	3.0	2097	$2,500	$1.19	23d	1	0.36mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	25d	1	0.39mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	25d	1	0.49mi
2000 Golden Beak Dr Eagle Lake, FL	3.0	2.0	1545	$1,990	$1.29	16d	1	0.63mi
301 Majestic Gardens Dr Winter Haven, FL	3.0	2.0	1951	$2,020	$1.04	21d	1	0.76mi
109 Solis Dr Winter Haven, FL	3.0	2.0	1625	$2,086	$1.28	5d	1	0.97mi
2587 Sage Valley Way Winter Haven, FL	3.0	2.0	1535	$2,300	$1.50	16d	1	1.04mi
1504 Hummingbird Rd Winter Haven, FL	4.0	2.5	1942	$2,599	$1.34	5d	1	1.06mi
1504 Hummingbird Rd Winter Haven, FL	4.0	2.5	1942	$2,599	$1.34	25d	1	1.06mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	5d	1	1.26mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	25d	1	1.28mi
1727 Foreman Rd Eagle Lake, FL	4.0	2.5	1879	$1,925	$1.02	5d	1	1.36mi
740 Trotters Dr Eagle Lake, FL	4.0	2.0	1973	$2,295	$1.16	25d	1	1.36mi
608 Trotters Dr Eagle Lake, FL	4.0	3.0	2140	$2,400	$1.12	25d	1	1.37mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	16d	1	1.38mi
670 Eagle Landing Blvd Winter Haven, FL	3.0	2.0	1480	$1,999	$1.35	5d	1	1.39mi
1204 Deepwater Cir Eagle Lake, FL	3.0	2.0	1444	$1,900	$1.32	16d	1	1.41mi
1623 Marksman Rd Eagle Lake, FL	4.0	3.0	2150	$2,700	$1.26	25d	1	1.48mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-01
   status Pending
4. 2026-03-20
   listed $260,000 Active
5. 2026-01-05
   soldstatus $208,000
6. 2025-12-22
   soldstatus 693-char remark

   Show marketing remark (693 chars)

   Welcome to 349 Honey Bell Rd, conveniently located in the heart of Winter Haven, a city known for its lakes, community charm, and continued growth. This home offers easy access to major roadways, making daily commutes and weekend travel a breeze. Enjoy being just minutes from local shopping, dining, medical facilities, and everyday conveniences, as well as nearby parks and outdoor recreation. Winter Haven continues to invest in community improvements and future development, enhancing the area’s appeal while maintaining its small-town feel. Whether you’re looking for a primary residence or an investment opportunity, this location offers both comfort and long-term potential.

7. 2025-12-22
   listed 693-char remark

   Show marketing remark (693 chars)

   Welcome to 349 Honey Bell Rd, conveniently located in the heart of Winter Haven, a city known for its lakes, community charm, and continued growth. This home offers easy access to major roadways, making daily commutes and weekend travel a breeze. Enjoy being just minutes from local shopping, dining, medical facilities, and everyday conveniences, as well as nearby parks and outdoor recreation. Winter Haven continues to invest in community improvements and future development, enhancing the area’s appeal while maintaining its small-town feel. Whether you’re looking for a primary residence or an investment opportunity, this location offers both comfort and long-term potential.

8. 2019-09-01
   soldstatus $195,490 Sold 558-char remark

   Show marketing remark (558 chars)

   Under Construction. This floor plan is perfect for cooking in the kitchen while entertaining your family and friends or enjoying the morning coffee on the covered lanai. The split floor plan offers a large master bedroom and en-suite with double sinks, shower and large walk in closet. * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

9. 2019-07-02
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Under Construction. This floor plan is perfect for cooking in the kitchen while entertaining your family and friends or enjoying the morning coffee on the covered lanai. The split floor plan offers a large master bedroom and en-suite with double sinks, shower and large walk in closet. * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

10. 2019-06-28
    listed $195,490 Active 558-char remark

    Show marketing remark (558 chars)

    Under Construction. This floor plan is perfect for cooking in the kitchen while entertaining your family and friends or enjoying the morning coffee on the covered lanai. The split floor plan offers a large master bedroom and en-suite with double sinks, shower and large walk in closet. * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

11. 2019-05-08
    soldstatus $240,000
12. 2011-10-12
    soldstatus $4,766,000
13. 2011-04-15
    soldstatus $71,857
14. 2005-07-19
    soldstatus $1,351,200

ⓘ 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: $2,928 · $244/mo
• Projected year-2 tax: $2,928 · $244/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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: $26,489
• − Mortgage interest: −$14,564
• − Property taxes: −$2,928
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$672
• − Depreciation: −$7,564
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $811/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, FL
• County: Polk County · 740,051 people
• City population: 4,397
• 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

-80.8% since first listed

14 events — show timeline

• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Sold (Public Records) $208,000 Public Records
• 2025-12-22 Listed — Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Sold (MLS) — Stellar MLS as Distributed by MLS Grid
• 2019-09-01 Sold (MLS) $195,490 Stellar MLS as Distributed by MLS Grid
• 2019-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-06-28 Listed $195,490 Stellar MLS as Distributed by MLS Grid
• 2019-05-08 Sold (Public Records) $240,000 Public Records
• 2011-10-12 Sold (Public Records) $4,766,000 Public Records
• 2011-04-15 Sold (Public Records) $71,857 Public Records
• 2005-07-19 Sold (Public Records) $1,351,200 Public Records

Property tax history

+22.0%/yr

Latest (2025): $2,928 · +7.2% YoY. Source: county tax records.