275 7th St SW · Winter Haven, FL 33880

$435,000

16 bd · 16.0 ba · 2,160 sqft · MultiFamily · 9 Days on market

Built 1961 Poor condition 7,035 sqft lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Discover a fantastic investment opportunity with this charming quadplex, centrally located in the heart of Winter Haven and just minutes from the vibrant downtown area. Nestled in a quiet, well-established neighborhood, this multi-unit property offers four quaint 1-bedroom, 1-bath apartments, each designed for optimal privacy with private walkways and individual entrances and individual electric meters Ideal for a savvy investor, this property’s smaller footprint ensures low-maintenance upkeep, making it a practical and efficient addition to your rental portfolio. With the rising demand for rental units in this area, this quadplex offers a steady income stream and long-term potential. Don't miss the chance to own a well-positioned asset in Winter Haven’s growing market!

Key facts

• Ample parking
• No hoa
• 7,035 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• INDIVIDUAL 1-BEDROOM UNITS
• EQUIPPED WITH A KITCHEN
• ESTABLISHED NEIGHBORHOOD
• AMPLE PARKING
• NO HOA

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $435k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $300/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $435k).

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; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $5,325/mo this rent would consume 113% 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $122k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $85k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $435,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 6.8

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $3,231
• Equity at exit: $64,860

10-year hold

• IRR: 9.8%
• Equity multiple: 1.74×
• Total profit: $90,132
• Equity at exit: $37,611

Cash invested: $121,800 (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: 341
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $5,325 high
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,118
• Net cashflow: $1,201

Break-even live

Break-even rent $3,805

Max offer price $435,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,324
Total (4 units)			$5,325

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   statusdays on market $435,000 Pending 9 DOM
2. 2026-06-13
   days on market $435,000 Active 8 DOM
3. 2026-06-10
   days on market $435,000 Active 5 DOM
4. 2026-06-09
   days on market $435,000 Active 4 DOM
5. 2026-06-08
   days on market $435,000 Active 3 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   pricedays on marketlisting id $435,000 Active 2 DOM
8. 2026-06-05
   days on market $520,000 Active 23 DOM
9. 2026-06-03
   days on market $520,000 Active 21 DOM
10. 2026-06-01
    days on market $520,000 Active 20 DOM
11. 2026-05-31
    days on market $520,000 Active 19 DOM
12. 2026-05-12
    listed $520,000 Active
13. 2024-11-22
    soldstatus $390,000 Closed 796-char remark

    Show marketing remark (796 chars)

    Discover a fantastic investment opportunity with this charming quadplex, centrally located in the heart of Winter Haven and just minutes from the vibrant downtown area. Nestled in a quiet, well-established neighborhood, this multi-unit property offers four quaint 1-bedroom, 1-bath apartments, each designed for optimal privacy with private walkways and individual entrances and individual electric meters Ideal for a savvy investor, this property’s smaller footprint ensures low-maintenance upkeep, making it a practical and efficient addition to your rental portfolio. With the rising demand for rental units in this area, this quadplex offers a steady income stream and long-term potential. Don't miss the chance to own a well-positioned asset in Winter Haven’s growing market!

14. 2024-10-31
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Discover a fantastic investment opportunity with this charming quadplex, centrally located in the heart of Winter Haven and just minutes from the vibrant downtown area. Nestled in a quiet, well-established neighborhood, this multi-unit property offers four quaint 1-bedroom, 1-bath apartments, each designed for optimal privacy with private walkways and individual entrances and individual electric meters Ideal for a savvy investor, this property’s smaller footprint ensures low-maintenance upkeep, making it a practical and efficient addition to your rental portfolio. With the rising demand for rental units in this area, this quadplex offers a steady income stream and long-term potential. Don't miss the chance to own a well-positioned asset in Winter Haven’s growing market!

15. 2024-10-24
    listed $365,000 Active 796-char remark

    Show marketing remark (796 chars)

    Discover a fantastic investment opportunity with this charming quadplex, centrally located in the heart of Winter Haven and just minutes from the vibrant downtown area. Nestled in a quiet, well-established neighborhood, this multi-unit property offers four quaint 1-bedroom, 1-bath apartments, each designed for optimal privacy with private walkways and individual entrances and individual electric meters Ideal for a savvy investor, this property’s smaller footprint ensures low-maintenance upkeep, making it a practical and efficient addition to your rental portfolio. With the rising demand for rental units in this area, this quadplex offers a steady income stream and long-term potential. Don't miss the chance to own a well-positioned asset in Winter Haven’s growing market!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $63,900
• − Mortgage interest: −$24,367
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$5,112
• − Management: −$5,112
• − Depreciation: −$12,655
• Taxable income: $7,955
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $12,498/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This 4-unit multifamily property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, interior, HVAC, and landscaping to improve its value and attract tenants/investors.

Repairs flagged

• Major exterior siding — Significant peeling and wear.
• Major interior walls — Peeling paint and visible wear.
• Major HVAC/mechanicals — No visible photos, but likely outdated and in need of service.
• Major landscaping — Overgrown vegetation and unkempt appearance.

Value-add opportunities

• Both exterior siding repair and repainting — Improves curb appeal and structural integrity.
• Both HVAC upgrade — Enhances comfort and energy efficiency.
• Both landscaping and curb appeal improvements — Enhances property value and attracts tenants/investors.
• Both interior paint and repairs — Enhances interior appearance and value.
• Both kitchen and bathroom updates — Modernizes spaces and improves functionality for both tenants and potential buyers/sellers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and wear.	Major	$15,000–50,000
interior walls · Peeling paint and visible wear.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos, but likely outdated and in need of service.	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt appearance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding repair and repainting — Improves curb appeal and structural integrity. ↑
• Both HVAC upgrade — Enhances comfort and energy efficiency. ↑
• Both landscaping and curb appeal improvements — Enhances property value and attracts tenants/investors. ↑
• Both interior paint and repairs — Enhances interior appearance and value. ↑
• Both kitchen and bathroom updates — Modernizes spaces and improves functionality for both tenants and potential buyers/sellers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+42.5% since first listed

4 events — show timeline

• 2026-05-12 Listed $520,000 FSBO.com
• 2024-11-22 Sold (MLS) $390,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Listed $365,000 Stellar MLS as Distributed by MLS Grid