1605 36th St NW · Inwood, FL 33881

$280,000

5 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 1 Days on market

Built 1960 7,527 sqft 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific opportunity to own a newly renovated 1700 Sq ft home. Beautiful kitchen with stainless steel appliances, cooktop Island and more. New metal roof and vinyl plank flooring thoughout and so much more. .. a must see, call for more info and an appointment! Cash or conventional loan

Key facts

• Spacious
• Open-concept kitchen
• New septic tank

Tags

• SPACIOUS
• MODERN INTERIOR FEATURES
• LIFETIME-DURABLE METAL ROOF
• NEW SEPTIC TANK
• NEW DRAINFIELD
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• Other: Property type: Residential, single family; Lot size about 0.17 acre (approximately 0 to less than 1/4 acre)
• Financial info: No lease restrictions
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; One story; Faces south
• Construction: Block construction; Metal roof; Slab foundation; Built on or before 2026
• Exterior features: Private mailbox; Asphalt road frontage

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher
• Bedrooms: 5 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (10.3% below list).
• Recommended offer: $251k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#594 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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: Fred G. Garner Elementary School (math 29% / reading 31%, grade F, #1,882 of 2,144 statewide, top 88%, 901 students, 62% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Auburndale Senior High School (math 25% / reading 31%, grade F, #464 of 667 statewide, top 70%, 1,716 students, 53% FRL) — zoned schools at 62% FRL track the district average.
• Zoned-school proficiency averages 27% at this address vs 41% district-wide (-14 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 (+2.1%/yr); 495 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,511/mo this rent would consume 53% of the median local household income ($57k/yr) (locally 1270% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; 40% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,130 (10.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.90% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.3

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-39,059
• Equity at exit: $41,749

10-year hold

• IRR: -6.7%
• Equity multiple: 0.59×
• Total profit: $-32,105
• Equity at exit: $24,209

Cash invested: $78,400 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 495
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$264 /mo · $3,170/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $135

Break-even live

Break-even rent $2,341

Max offer price $280,000

Occupancy floor 90%

Sensitivity live

Price	-10% $293	-5% $214	+0% $135	+5% $55	+10% $-24
Rent	-10% $-64	-5% $36	+0% $135	+5% $234	+10% $333
Rate	-1.0pp $276	-0.5pp $206	base $135	+0.5pp $62	+1.0pp $-12

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3110 Avenue U NW Winter Haven, FL	4.0	2.0	1256	$2,075	$1.65	25d	1	0.32mi
1407 28th St NW Winter Haven, FL	4.0	2.0	1709	$1,800	$1.05	25d	1	0.53mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $280,000 Active 1 DOM

ⓘ 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: $3,170 · $264/mo
• Projected year-2 tax: $3,170 · $264/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,136
• − Mortgage interest: −$15,684
• − Property taxes: −$3,170
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$8,145
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $2,358/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 — Inwood

• Score: 66/100
• State rank: #594
• US rank: #11391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inwood, FL
• County: Polk County · 740,051 people
• 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

+288.9% since first listed

13 events — show timeline

• 2026-06-20 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-20 Listed $28,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-06 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-21 Sold (Public Records) $200,000 Public Records
• 2021-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-21 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-09-09 Sold (Public Records) $70,000 Public Records
• 2015-07-21 Sold (Public Records) $65,000 Public Records
• 2013-01-04 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2012-04-09 Listed $72,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.8%/yr

Latest (2025): $3,170 · +9.8% YoY. Source: county tax records.