696 Avenue C SE · Winter Haven, FL 33880

$329,000

2 bd · 1.0 ba · 2,675 sqft · MultiFamily public records · 100 Days on market

Built 1964 0.27 ac lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

SOUTHEAST DUPLEX. THIS WELL MAINTAINED INCOME PROPERTY HAS A GREAT SE LOCATION, NEAR SCHOOLS, DOWNTOWN, AND SHOPPING. EACH UNIT HAS A TWO SPACE, ATTACHED CARPORT AND LAUNDRY ROOM. BOTH UNITS ARE OCCUPIED. THIS IS NOT YOUR TYPICAL SIDE-BY-SIDE DUPLEX. 2BR-1BA apprx 885sf, appliances refrigerator, range, (2020) dishwasher new in 2020; Central H/A installed 2017. 2BR-2BA apprx 1790 sf . has appliances, refrigerator, cooktop, wall oven, dishwasher. Central H/A installed 2019. Each unit has their own private storage/utility room with washer/dryer hookups and private drive for parking.

Key facts

• Immediate cash flow
• Strong rental demand
• Turnkey property

Tags

• FULLY LEASED DUPLEX
• IMMEDIATE CASH FLOW
• STRONG RENTAL DEMAND
• PRIME LOCATION
• TURNKEY PROPERTY
• STABLE INCOME

Property features AI

Finance

• Other: Zoned R-3; Total living area reported as 2,675 square feet
• Financial info: Gross income reported at $33,960; Annual net income reported at $24,000; Pro forma rents listed: one unit at $1,395/month and one unit at $1,435/month
• HOA & community: No HOA

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Duplex (residential income property); Single building with two units
• Construction: Block construction; Shingle roof; Slab foundation
• Exterior features: Asphalt road access; Lot dimensions approximately 85 x 140; Lot size about 0.27 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four bedrooms total; Two 2-bedroom units (one unit listed with 2 beds and 1 bath; one unit listed with 2 beds and 2 baths)
• Bathrooms: Unit bathroom counts: one unit with 1 bath, one unit with 2 baths
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive. Per door: $146/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (2.7% below list).
• Recommended offer: $299k (9.0% 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; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $3,202/mo this rent would consume 68% 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 $10k 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 100 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• 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 $299,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.97% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.6

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-36,338
• Equity at exit: $49,055

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-14,424
• Equity at exit: $28,446

Cash invested: $92,120 (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: 17.1×

Monthly cashflow live

• Estimated rent: $3,202 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$374 /mo · $4,493/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $293

Break-even live

Break-even rent $2,831

Max offer price $329,000

Occupancy floor 86%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,202
Total (2 units)			$3,202

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S Lake Howard Dr Winter Haven, FL	1.0–3.0	1.5–2.0	1464	$1,788	$1.22	10d	20	1.38mi

Listing history 15 events

1. 2026-05-22
   status Pending
2. 2026-03-03
   status Active
3. 2026-02-25
   status Pending
4. 2026-02-12
   status Active
5. 2026-02-06
   status Pending
6. 2026-02-05
   status Active
7. 2026-01-27
   historical
8. 2026-01-21
   listed $329,000 Active
9. 2024-08-08
   historical $1,375
10. 2024-07-26
    listed $1,375
11. 2022-03-21
    soldstatus $325,000
12. 2022-03-17
    soldstatus $325,000 Closed 592-char remark

    Show marketing remark (592 chars)

    SOUTHEAST DUPLEX. THIS WELL MAINTAINED INCOME PROPERTY HAS A GREAT SE LOCATION, NEAR SCHOOLS, DOWNTOWN, AND SHOPPING. EACH UNIT HAS A TWO SPACE, ATTACHED CARPORT AND LAUNDRY ROOM. BOTH UNITS ARE OCCUPIED. THIS IS NOT YOUR TYPICAL SIDE-BY-SIDE DUPLEX. 2BR-1BA apprx 885sf, appliances refrigerator, range, (2020) dishwasher new in 2020; Central H/A installed 2017. 2BR-2BA apprx 1790 sf . has appliances, refrigerator, cooktop, wall oven, dishwasher. Central H/A installed 2019. Each unit has their own private storage/utility room with washer/dryer hookups and private drive for parking.

13. 2022-01-25
    status Pending 592-char remark

    Show marketing remark (592 chars)

    SOUTHEAST DUPLEX. THIS WELL MAINTAINED INCOME PROPERTY HAS A GREAT SE LOCATION, NEAR SCHOOLS, DOWNTOWN, AND SHOPPING. EACH UNIT HAS A TWO SPACE, ATTACHED CARPORT AND LAUNDRY ROOM. BOTH UNITS ARE OCCUPIED. THIS IS NOT YOUR TYPICAL SIDE-BY-SIDE DUPLEX. 2BR-1BA apprx 885sf, appliances refrigerator, range, (2020) dishwasher new in 2020; Central H/A installed 2017. 2BR-2BA apprx 1790 sf . has appliances, refrigerator, cooktop, wall oven, dishwasher. Central H/A installed 2019. Each unit has their own private storage/utility room with washer/dryer hookups and private drive for parking.

14. 2022-01-22
    listed $325,000 Active 592-char remark

    Show marketing remark (592 chars)

    SOUTHEAST DUPLEX. THIS WELL MAINTAINED INCOME PROPERTY HAS A GREAT SE LOCATION, NEAR SCHOOLS, DOWNTOWN, AND SHOPPING. EACH UNIT HAS A TWO SPACE, ATTACHED CARPORT AND LAUNDRY ROOM. BOTH UNITS ARE OCCUPIED. THIS IS NOT YOUR TYPICAL SIDE-BY-SIDE DUPLEX. 2BR-1BA apprx 885sf, appliances refrigerator, range, (2020) dishwasher new in 2020; Central H/A installed 2017. 2BR-2BA apprx 1790 sf . has appliances, refrigerator, cooktop, wall oven, dishwasher. Central H/A installed 2019. Each unit has their own private storage/utility room with washer/dryer hookups and private drive for parking.

15. 1993-07-16
    soldstatus $75,000

ⓘ 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: $4,493 · $374/mo
• Projected year-2 tax: $4,493 · $374/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,424
• − Mortgage interest: −$18,429
• − Property taxes: −$4,493
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,074
• − Management: −$3,074
• − Depreciation: −$9,571
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $3,960/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

+338.7% since first listed

15 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Rental Removed $1,375 SHOWMOJO
• 2024-07-26 Listed for Rent $1,375 SHOWMOJO
• 2022-03-21 Sold (Public Records) $325,000 Public Records
• 2022-03-17 Sold (MLS) $325,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-22 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 1993-07-16 Sold (Public Records) $75,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $4,493 · +5.0% YoY. Source: county tax records.