333 Lake Howard Dr NW Unit 304B · Winter Haven, FL 33880

$80,000

3 bd · 2.0 ba · 1,226 sqft · Condo public records · 26 Days on market

Built 1973 $529/mo HOA · 31% of rent

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Why this score? — see what drove the B- 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 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

Top-floor condo with INCREDIBLE lake views in the desirable 55+ community of Imperial Harbours on Lake Howard! This three-bedroom, two-bath condo offers tons of potential and is ready for your personal touches and a little TLC. The kitchen features a convenient pass-through window overlooking the dining and living areas, creating an open and functional layout. The spacious primary suite includes an en suite bathroom and walk-in closet, while bedrooms two and three share a second full bath. A small bonus room overlooks the lake and would make a great office, sitting room, or hobby space. This beautifully maintained waterfront community offers maintenance-free living with access to a private

Key facts

• En suite bathroom
• Lake views
• Pass-through window

Tags

• LAKE VIEWS
• PASS-THROUGH WINDOW
• EN SUITE BATHROOM
• WALK-IN CLOSET
• BONUS ROOM
• PRIVATE DOCK

Property features AI

Finance

• Other: Unfurnished; Condo land included
• Financial info: Total monthly fees: $529.29; Total annual fees: $6,351.48; Lease restrictions apply
• HOA & community: Monthly HOA $529.29 (includes cable TV, pool, structure maintenance, recreational facilities, sewer, trash, water); Association amenities: pool, recreation facilities, shuffleboard court, storage; Association approval required; Association name: Aspire Community Management Enterprises LLC; Community features: community mailbox, deed restrictions, sidewalks, special community restrictions; Senior community; Pets not allowed

Exterior

• Parking: Assigned covered parking; 1-car carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Residential property; 3rd-floor unit; Faces northeast; One level
• Construction: Block construction; Other roof; Slab foundation; Building B
• Exterior features: Sidewalk; On waterfront with lake views (Lake Howard); Water access to Lake Howard (chain of lakes) and skiing allowed

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Elevator in building; Smoke detectors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 36% of the median local income ($56k/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 $553 of loan paydown is wiped out by about $2k 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 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 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 $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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: 2.14% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 3.9

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-25
• Equity at exit: $11,928

10-year hold

• IRR: 9.1%
• Equity multiple: 1.68×
• Total profit: $15,196
• Equity at exit: $6,917

Cash invested: $22,400 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$420
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$33
• HOA: −$529
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $211

Break-even live

Break-even rent $1,447

Max offer price $80,000

Occupancy floor 83%

Sensitivity live

Price	-10% $257	-5% $234	+0% $211	+5% $189	+10% $166
Rent	-10% $76	-5% $144	+0% $211	+5% $279	+10% $347
Rate	-1.0pp $252	-0.5pp $232	base $211	+0.5pp $191	+1.0pp $170

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Lake Howard Dr NW Unit 312C Winter Haven, FL	2.0	2.0	1030	$1,425	$1.38	24d	1	0.03mi
350 24th St NW Winter Haven, FL	2.0	1.0–2.0	660	$1,549	$2.35	3d	13	0.19mi
2414 Avenue A Ter NW Winter Haven, FL	3.0	2.0	1456	$1,900	$1.30	15d	1	0.28mi
2016 Avenue G NW Unit 2016 Winter Haven, FL	2.0	1.0	832	$1,125	$1.35	15d	1	0.28mi
2214 Avenue B SW Winter Haven, FL	3.0	2.0	1336	$1,775	$1.33	24d	1	0.34mi
2416 Avenue B SW Winter Haven, FL	3.0	2.0	1373	$2,000	$1.46	24d	1	0.38mi
2014 S Lake Cannon Dr NW Winter Haven, FL	3.0	2.0	1403	$2,350	$1.67	24d	1	0.40mi
265 25th St SW Unit B Winter Haven, FL	2.0	1.0	880	$1,200	$1.36	24d	1	0.52mi
729 Crestwood Dr Winter Haven, FL	3.0	1.0	1156	$1,550	$1.34	24d	1	0.71mi
521 20th St SW Winter Haven, FL	2.0	1.0	732	$1,175	$1.61	3d	1	0.73mi
611 34th St NW Winter Haven, FL	2.0	1.0	910	$1,500	$1.65	24d	1	0.88mi
1532 Wallace Manor Ave Winter Haven, FL	4.0	2.0	1300	$1,799	$1.38	21d	1	0.89mi
Deena Way Winter Haven, FL	2.0	1.5	840	$1,225	$1.46	24d	1	0.90mi
3135 Woodhill Rd Unit 3205 Winter Haven, FL	2.0	1.0	950	$1,350	$1.42	24d	1	1.00mi
3135 Woodhill Rd Unit 3127 Winter Haven, FL	2.0	1.0	950	$1,450	$1.53	24d	1	1.00mi
604 Patrick Ave Winter Haven, FL	3.0	1.0	1170	$1,850	$1.58	3d	1	1.04mi
1254 34th St NW Winter Haven, FL	3.0	2.0	1102	$1,690	$1.53	3d	1	1.09mi
502 Glad Rd Winter Haven, FL	3.0	2.0	1340	$1,815	$1.35	14d	1	1.13mi
506 Holt Cir Winter Haven, FL	3.0	2.0	1032	$1,675	$1.62	3d	1	1.15mi
1300 S Lake Howard Dr Winter Haven, FL	1.0–3.0	1.5–2.0	1464	$2,100	$1.43	11d	20	1.17mi
309 Vaniman Ave Winter Haven, FL	3.0	1.0	1089	$1,610	$1.48	24d	1	1.18mi
1335 34th St NW Winter Haven, FL	2.0	2.0	1200	$1,706	$1.42	3d	1	1.21mi
701 Bates Ave SW Unit 101 Winter Haven, FL	3.0	1.0	1000	$1,600	$1.60	24d	1	1.22mi
701 Bates Ave SW Unit 203 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	3d	1	1.22mi
701 Bates Ave SW Unit 102 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	24d	1	1.22mi
5004 Dream Dr Winter Haven, FL	1.0–2.0	1.0–2.0	859	$1,899	$2.21	3d	71	1.22mi
5004 Dream Dr Winter Haven, FL	1.0–2.0	1.0–2.0	859	$1,899	$2.21	15d	76	1.22mi
1935 Avenue O SW Unit 201 Winter Haven, FL	2.0	2.0	1015	$1,400	$1.38	19d	1	1.26mi
310 Mayfair Pl SW Winter Haven, FL	2.0	2.0	1240	$1,525	$1.23	24d	1	1.27mi
1304 15th St SW Winter Haven, FL	3.0	1.0	900	$1,750	$1.94	24d	1	1.31mi
720 6th St NW Unit 1 Winter Haven, FL	2.0	1.0	740	$750	$1.01	24d	1	1.32mi
720 6th St NW Unit 3 Winter Haven, FL	2.0	1.0	740	$700	$0.95	24d	1	1.32mi
700 Mirror Ter NW #705 Winter Haven, FL	2.0	2.0	1190	$1,500	$1.26	3d	1	1.34mi
3823 Avenue J NW Winter Haven, FL	3.0	1.0	1050	$1,696	$1.62	3d	1	1.34mi
122 4th Jpv St Winter Haven, FL	4.0	2.0	1498	$2,195	$1.47	19d	1	1.39mi
1874 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,250	$1.26	3d	1	1.43mi
1870 Avenue Q SW Winter Haven, FL	2.0	1.5	960	$1,199	$1.25	3d	1	1.43mi
1860 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,199	$1.21	19d	1	1.43mi
3110 Avenue U NW Winter Haven, FL	4.0	2.0	1256	$2,075	$1.65	24d	1	1.48mi
2000 15th Ct NW Winter Haven, FL	2.0	1.0	750	$1,395	$1.86	3d	1	1.49mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 26 DOM
2. 2026-06-17
   days on market $80,000 Active 25 DOM
3. 2026-06-16
   days on market $80,000 Active 24 DOM
4. 2026-06-15
   days on market $80,000 Active 23 DOM
5. 2026-06-13
   days on market $80,000 Active 21 DOM
6. 2026-06-10
   days on market $80,000 Active 18 DOM
7. 2026-06-09
   days on market $80,000 Active 17 DOM
8. 2026-06-08
   days on market $80,000 Active 16 DOM
9. 2026-06-07
   days on market $80,000 Active 15 DOM
10. 2026-06-05
    days on market $80,000 Active 12 DOM
11. 2026-06-03
    days on market $80,000 Active 11 DOM
12. 2026-06-03
    days on market $80,000 Active 10 DOM
13. 2026-06-01
    days on market $80,000 Active 9 DOM
14. 2026-05-31
    days on market $80,000 Active 8 DOM
15. 2026-05-23
    listed $80,000 Active
16. 2012-09-19
    historical
17. 2012-07-27
    listed $59,900
18. 1998-10-12
    soldstatus $60,000
19. 1995-01-30
    soldstatus $50,000

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,576
• − Mortgage interest: −$4,481
• − Property taxes: −$1,937
• − Insurance: −$400
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$6,348
• − Depreciation: −$2,327
• Taxable income: $1,791
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $2,106/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

+60.0% since first listed

5 events — show timeline

• 2026-05-23 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2012-09-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-07-27 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1998-10-12 Sold (Public Records) $60,000 Public Records
• 1995-01-30 Sold (Public Records) $50,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,937 · +4.4% YoY. Source: county tax records.