1700 6th St NW Unit A38 · Winter Haven, FL 33881

$79,800

2 bd · 1.0 ba · 840 sqft · Condo public records · 332 Days on market

Built 1964 $351/mo HOA · 24% 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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here we go, back to market, Buyer default! The property you are inquiring about is located in Winter Haven, FL, in the Winter Haven Harbour area of Polk County. Now conveniently located is this corner unit with beautiful window views from the third floor, and with recent updates. The A/C is newly installed (Dec 2025). Two bedrooms, 1 bath, with every square inch utilized for practical purposes. The community is a 55+ and is conveniently located in the heart of convenience. The HOA fees are low by comparison to what is included in the fee. Vacant and ready for occupancy. Text or call for your private viewing. * Agents, please read MLS remarks. *

Key facts

• Recent updates
• Corner unit
• $351 HOA

Tags

• CORNER UNIT
• BEAUTIFUL WINDOW VIEWS
• RECENT UPDATES

Property features AI

Finance

• Other: Property is residential condominium; Water view of a lake; Total acreage: less than 1/4 acre
• Financial info: Total monthly fees reported as $351; total annual fees reported as $4,212; Lease restrictions apply
• HOA & community: Monthly HOA fee of $350 (includes pool, sewer, trash, water); Association approval required; Senior community; Pets not allowed; Association contact: Dick DeAngelis

Exterior

• Parking: Guest parking available
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Phone available; High-speed internet/BB available; Sewer connected
• Home design: Condominium; 3-story building; unit on 3rd floor; Faces south; One level interior
• Construction: Concrete construction; Membrane roof; Slab foundation; Building name: WINTER HAVEN HARBOUR
• Exterior features: Balcony; Outdoor grill; Private mailbox; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Elevator in the building; No additional interior features listed
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% 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 (+2.1%/yr); 491 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($57k/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 $552 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 332 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $70,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-190
• Equity at exit: $11,898

10-year hold

• IRR: 8.3%
• Equity multiple: 1.60×
• Total profit: $13,387
• Equity at exit: $6,900

Cash invested: $22,344 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 491
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$418
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$33
• HOA: −$351
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $216

Break-even live

Break-even rent $1,166

Max offer price $79,800

Occupancy floor 80%

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
395 Quentin Ave NW Unit 397 Winter Haven, FL	2.0	1.5	912	$1,450	$1.59	23d	1	0.11mi
235 Palmetto Ave NW Winter Haven, FL	2.0	2.0	1024	$1,195	$1.17	23d	1	0.20mi
1708 2nd St NW Unit B Winter Haven, FL	2.0	2.0	1000	$1,525	$1.52	23d	1	0.27mi
1830 2nd St NW Winter Haven, FL	3.0	1.0	1075	$1,600	$1.49	23d	1	0.32mi
1730 Broxey Ct NE Winter Haven, FL	2.0	1.0	750	$1,050	$1.40	23d	1	0.40mi
1756 2nd St NE Winter Haven, FL	2.0	1.0	626	$1,600	$2.56	23d	1	0.44mi
140 W Avenue Northwest Apt 3 Winter Haven, FL	2.0	1.0	800	$1,100	$1.38	23d	1	0.59mi
1016 E Lake Silver Dr NE Apt 4 Winter Haven, FL	2.0	1.0	672	$1,450	$2.16	23d	1	0.66mi
207 S Lake Silver Dr NW Winter Haven, FL	2.0	2.0	1116	$1,399	$1.25	23d	1	0.68mi
720 6th St NW Unit 3 Winter Haven, FL	2.0	1.0	740	$700	$0.95	23d	1	0.68mi
720 6th St NW Unit 1 Winter Haven, FL	2.0	1.0	740	$750	$1.01	23d	1	0.68mi
324 Avenue Y NE Unit B Winter Haven, FL	2.0	2.0	904	$1,550	$1.71	23d	1	0.85mi
2000 15th Ct NW Winter Haven, FL	2.0	1.0	750	$1,395	$1.86	3d	1	0.85mi
222 7th St NW Unit 2 Winter Haven, FL	1.0	1.0	600	$1,600	$2.67	23d	1	1.00mi
669 Avenue B NW Unit 10 Winter Haven, FL	1.0	1.0	582	$1,295	$2.23	21d	1	1.02mi
669 Avenue B NW Unit 4 Winter Haven, FL	1.0	1.0	582	$1,195	$2.05	21d	1	1.02mi
669 Avenue B NW Apt 1 Winter Haven, FL	1.0	1.0	595	$1,400	$2.35	23d	1	1.02mi
136 Avenue C NE Winter Haven, FL	2.0	1.0	750	$1,099	$1.47	23d	1	1.06mi
430 Avenue B NE Winter Haven, FL	2.0	1.0	866	$1,275	$1.47	23d	1	1.22mi
301 Avenue B SW Unit 4 Winter Haven, FL	1.0	1.0	600	$1,000	$1.67	23d	1	1.28mi
163 Avenue A SE Winter Haven, FL	2.0	1.5	854	$1,250	$1.46	23d	1	1.28mi
240 2nd St SW Apt 105 Winter Haven, FL	1.0	1.0	778	$1,399	$1.80	23d	1	1.30mi
701 Bates Ave SW Unit 203 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	3d	1	1.34mi
701 Bates Ave SW Unit 102 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	23d	1	1.34mi
701 Bates Ave SW Unit 101 Winter Haven, FL	3.0	1.0	1000	$1,600	$1.60	23d	1	1.34mi
103 4th St SE Unit A Winter Haven, FL	2.0	1.0	1014	$1,399	$1.38	3d	1	1.34mi
407 Avenue A SE Winter Haven, FL	3.0	2.0	1124	$1,700	$1.51	23d	1	1.35mi
209 Avenue B SE Winter Haven, FL	2.0	1.0	720	$1,500	$2.08	14d	1	1.36mi
710 Avenue C SW Unit 4A Winter Haven, FL	1.0	1.0	680	$1,150	$1.69	23d	1	1.41mi
200 Avenue C SW Winter Haven, FL	1.0–2.0	1.0–2.0	851	$1,950	$2.29	3d	12	1.42mi
151 Avenue C SW Winter Haven, FL	2.0	1.0	819	$1,300	$1.59	23d	1	1.45mi
2016 Avenue G NW Unit 2016 Winter Haven, FL	2.0	1.0	832	$1,125	$1.35	14d	1	1.45mi
245 Winter Ridge Blvd Winter Haven, FL	2.0	2.0	1073	$1,550	$1.44	3d	1	1.46mi
118 Oak Crest Dr NW Winter Haven, FL	1.0	1.0	600	$1,100	$1.83	23d	1	1.48mi
242 Winter Ridge Blvd Winter Haven, FL	2.0	2.0	1073	$1,350	$1.26	14d	1	1.50mi

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $79,800 Active 332 DOM
2. 2026-06-17
   remarks 652-char remark
3. 2026-06-17
   days on market $79,800 Active 331 DOM
4. 2026-06-16
   days on market $79,800 Active 330 DOM
5. 2026-06-15
   days on market $79,800 Active 329 DOM
6. 2026-06-13
   days on market $79,800 Active 327 DOM
7. 2026-06-10
   days on market $79,800 Active 324 DOM
8. 2026-06-09
   days on market $79,800 Active 323 DOM
9. 2026-06-08
   days on market $79,800 Active 322 DOM
10. 2026-06-07
    days on market $79,800 Active 321 DOM
11. 2026-06-05
    days on market $79,800 Active 318 DOM
12. 2026-06-03
    days on market $79,800 Active 316 DOM
13. 2026-06-01
    pricedays on market $79,800 Active 315 DOM
14. 2026-05-31
    days on market $82,500 Active 314 DOM
15. 2026-04-04
    price $82,500
16. 2026-03-18
    price $84,500
17. 2026-02-24
    price $85,750
18. 2025-11-19
    price $89,000
19. 2025-11-14
    status Active
20. 2025-11-01
    status Pending
21. 2025-07-08
    listed $84,884 Active
22. 2025-05-15
    historical
23. 2025-02-06
    price $99,880
24. 2025-01-18
    price $112,780
25. 2024-12-26
    price $124,875
26. 2024-12-02
    price $129,980
27. 2024-08-19
    price $138,980
28. 2024-07-21
    price $142,990
29. 2024-07-03
    price $144,990
30. 2024-06-17
    price $149,980
31. 2024-05-20
    listed $159,800 Active
32. 2022-10-05
    historical
33. 2022-09-02
    status Active
34. 2022-09-01
    status Pending
35. 2022-09-01
    price $121,880
36. 2022-08-25
    listed $118,000 Active
37. 2018-10-03
    soldstatus $37,000
38. 2018-10-01
    soldstatus $37,000 Sold
39. 2018-08-20
    status Pending
40. 2018-07-16
    price $39,900
41. 2018-07-13
    status Active
42. 2018-06-29
    status Pending
43. 2018-05-01
    listed $42,000 Active
44. 2014-12-10
    historical
45. 2014-06-14
    status Active
46. 2014-06-10
    historical
47. 2014-03-27
    price $25,000
48. 2009-11-10
    listed $32,000 Active
49. 2009-01-22
    listed $68,900
50. 2007-12-06
    listed $90,000

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,283
• − Mortgage interest: −$4,470
• − Property taxes: −$1,424
• − Insurance: −$399
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$4,212
• − Depreciation: −$2,321
• Taxable income: $1,692
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,191/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): 40,808
• Household income: $57,024
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1270.0

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 0.68)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 12% Cuban 1%
• Common ancestry: Hispanic 5% Slovak 1% Italian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 20% French/Haitian/Cajun 6%

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: ▼ -88.95%
• Current HPI: 277.0597
• Rent YoY: ▲ 2.10%
• 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

+150.0% since first listed

38 events — show timeline

• 2026-04-04 Price Changed $82,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $84,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $85,750 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listed $84,884 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Price Changed $99,880 Stellar MLS as Distributed by MLS Grid
• 2025-01-18 Price Changed $112,780 Stellar MLS as Distributed by MLS Grid
• 2024-12-26 Price Changed $124,875 Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Price Changed $129,980 Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $138,980 Stellar MLS as Distributed by MLS Grid
• 2024-07-21 Price Changed $142,990 Stellar MLS as Distributed by MLS Grid
• 2024-07-03 Price Changed $144,990 Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Price Changed $149,980 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Listed $159,800 Stellar MLS as Distributed by MLS Grid
• 2022-10-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Price Changed $121,880 Stellar MLS as Distributed by MLS Grid
• 2022-08-25 Listed $118,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-03 Sold (Public Records) $37,000 Public Records
• 2018-10-01 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-16 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2018-07-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-01 Listed $42,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-27 Price Changed $25,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-10 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2009-01-22 Listed $68,900 Stellar MLS as Distributed by MLS Grid
• 2007-12-06 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-25 Sold (Public Records) $40,000 Public Records
• 2001-10-11 Sold (Public Records) $33,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,424 · +139.6% YoY. Source: county tax records.