GLEN Plan · Winter Haven, FL 33884

$257,990

3 bd · 2.5 ba · 1,673 sqft · Townhouse · 164 Days on market

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• 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

The Glen is one of our two-story townhome floorplans featured in our Harmony at Lake Eloise community in Winter Haven, Florida. Welcome to this stylish and modern townhome nestled in a serene community. Boasting three spacious bedrooms, two and a half luxurious baths, and a convenient two-car garage, this residence offers the perfect blend of comfort and functionality. This all-concrete block construction home is sure to please, with 1,673 square feet, 3 bedrooms and 2 and a half bathrooms. Step inside to discover sleek, contemporary design elements complemented by high-end finishes throughout. The open concept living area is ideal for both relaxation and entertainment, featuring a kitchen

Key facts

• Covered rear lanai
• Lavish ensuite bath
• Granite countertops

Tags

• TWO STORY TOWNHOME
• OPEN CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COVERED REAR LANAI
• LAVISH ENSUITE BATH

Property features AI

Finance

• Financial info: List price $257,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family plan (GLEN); New construction — listed as Plan
• Exterior features: Living area approximately 1,673 (unit provided by listing)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan named GLEN (new construction plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $258k.

Deal economics

• At list price, monthly cash flow is $48 ($574/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 $232k (10.2% below list).
• Recommended offer: $227k (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: employment C-, amenities F, commute 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: John Snively Elementary (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 399 students, 72% FRL); Denison Middle School (math 24% / reading 25%, grade F, #522 of 571 statewide, top 93%, 738 students, 69% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL).
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 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 (+1.9%/yr); 689 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% of the median local income ($70k/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 $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

• It's been on market 164 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,031 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-41,261
• Equity at exit: $38,467

10-year hold

• IRR: -10.0%
• Equity multiple: 0.42×
• Total profit: $-42,046
• Equity at exit: $22,306

Cash invested: $72,237 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 689
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $48

Break-even live

Break-even rent $2,257

Max offer price $257,990

Occupancy floor 93%

Sensitivity live

Price	-10% $226	-5% $137	+0% $48	+5% $-41	+10% $-130
Rent	-10% $-135	-5% $-44	+0% $48	+5% $139	+10% $231
Rate	-1.0pp $178	-0.5pp $113	base $48	+0.5pp $-19	+1.0pp $-87

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: $64,498
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2587 Sage Valley Way Winter Haven, FL	3.0	2.0	1535	$2,300	$1.50	16d	1	0.18mi
1504 Hummingbird Rd Winter Haven, FL	4.0	2.5	1942	$2,599	$1.34	25d	1	0.28mi
1504 Hummingbird Rd Winter Haven, FL	4.0	2.5	1942	$2,599	$1.34	5d	1	0.28mi
109 Solis Dr Winter Haven, FL	3.0	2.0	1625	$2,086	$1.28	5d	1	0.97mi
301 Majestic Gardens Dr Winter Haven, FL	3.0	2.0	1951	$2,020	$1.04	21d	1	1.08mi
547 Snively Ave Eloise, FL	2.0	1.0	1100	$600	$0.55	25d	1	1.16mi
2249 9th St SE Winter Haven, FL	3.0	2.0	1520	$1,449	$0.95	21d	1	1.17mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	25d	1	1.19mi
2000 Golden Beak Dr Eagle Lake, FL	3.0	2.0	1545	$1,990	$1.29	16d	1	1.28mi
670 Eagle Landing Blvd Winter Haven, FL	3.0	2.0	1480	$1,999	$1.35	5d	1	1.30mi
2374 Isle Royale Ct SE Winter Haven, FL	2.0	1.5	1320	$1,700	$1.29	25d	1	1.32mi
2029 Carroll Ln Winter Haven, FL	4.0	3.0	2097	$2,500	$1.19	23d	1	1.40mi
2312 Isle Royale Ct SE Winter Haven, FL	2.0	2.5	1280	$1,499	$1.17	5d	1	1.44mi

Listing history 14 events

1. 2026-06-22
   days on market $257,990 Active 164 DOM
2. 2026-06-18
   days on market $257,990 Active 161 DOM
3. 2026-06-17
   days on market $257,990 Active 160 DOM
4. 2026-06-16
   days on market $257,990 Active 159 DOM
5. 2026-06-15
   days on market $257,990 Active 158 DOM
6. 2026-06-13
   days on market $257,990 Active 156 DOM
7. 2026-06-10
   days on market $257,990 Active 153 DOM
8. 2026-06-09
   days on market $257,990 Active 152 DOM
9. 2026-06-08
   days on market $257,990 Active 151 DOM
10. 2026-06-07
    days on market $257,990 Active 150 DOM
11. 2026-06-05
    days on market $257,990 Active 147 DOM
12. 2026-06-03
    days on market $257,990 Active 145 DOM
13. 2026-06-01
    days on market $257,990 Active 144 DOM
14. 2026-05-31
    days on market $257,990 Active 143 DOM

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

Taxation est. · year 1

• Rental income: $27,809
• − Mortgage interest: −$14,451
• − Property taxes: −$3,870
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$7,505
• Taxable loss: −$3,757
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $1,476/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): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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