1100 Martinique Dr #105 · Cypress Gardens, FL 33884

$55,000

1 bd · 1.0 ba · 663 sqft · Condo public records · 15 Days on market

Built 1974 $208/mo HOA · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious condo with 1 bedroom, laundry inside, bonus patio area and on 1st level. Easy to maintain so you have the flexibility to travel and relax. The kitchen is white and bright and living room/dining combo offers an open floor plan. This home feels comfortable and cozy. This condo comes with an assigned parking spot. Close to restaurants, shopping lakes and a variety of activities. Newer A/C installed in 2022. Note: stove, microwave & dishwasher convey. * * HOA is $208.62 + $29.47 = $238.09 until December 31, 2026 due to gas line repay reserve assessment 6/1 - 12/31. * *

Key facts

• Open floor plan
• Close to restaurants
• Bonus patio area

Tags

• LAUNDRY INSIDE
• BONUS PATIO AREA
• OPEN FLOOR PLAN
• ASSIGNED PARKING SPOT
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Living area approximately 663 square feet
• Financial info: Total annual fees $2,784; Lease restrictions apply
• HOA & community: Monthly HOA fee of $232 (includes structure maintenance); HOA approval required; Association contact available; Community sidewalks; Pets allowed

Exterior

• Utilities: Public water; Private sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Condominium; One story; Faces west; Bottom-level unit (floor 1)
• Construction: Concrete and stucco construction; Membrane roof; Slab foundation; Built as part of building number 1100
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#110 in FL, #1,693 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Elbert Elementary School (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 601 students, 62% FRL); Denison Middle School (math 24% / reading 25%, grade F, #522 of 571 statewide, top 93%, 738 students, 69% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 691 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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.
• Current owner paid $38k; 47% 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.45% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.10%
• DSCR: 2.61
• GRM: 3.4

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: 30.4%
• Equity multiple: 2.25×
• Total profit: $19,276
• Equity at exit: $8,201

10-year hold

• IRR: 36.9%
• Equity multiple: 4.21×
• Total profit: $49,495
• Equity at exit: $4,755

Cash invested: $15,400 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 691
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$23
• HOA: −$208
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $463

Break-even live

Break-even rent $760

Max offer price $55,000

Occupancy floor 61%

Sensitivity live

Price	-10% $494	-5% $479	+0% $463	+5% $448	+10% $432
Rent	-10% $357	-5% $410	+0% $463	+5% $516	+10% $570
Rate	-1.0pp $491	-0.5pp $477	base $463	+0.5pp $449	+1.0pp $435

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $208 · $2,496/yr
• Likely covers: gasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-23
   remarks 586-char remark
2. 2026-06-23
   days on market $55,000 Active 15 DOM
3. 2026-06-22
   remarks 464-char remark
4. 2026-06-22
   days on market $55,000 Active 14 DOM
5. 2026-06-18
   days on market $55,000 Active 11 DOM
6. 2026-06-17
   days on market $55,000 Active 10 DOM
7. 2026-06-16
   days on market $55,000 Active 9 DOM
8. 2026-06-15
   days on market $55,000 Active 8 DOM
9. 2026-06-13
   days on market $55,000 Active 6 DOM
10. 2026-06-10
    days on market $55,000 Active 3 DOM
11. 2026-06-09
    days on market $55,000 Active 2 DOM
12. 2026-06-08
    remarks 387-char remark
13. 2026-06-08
    listed $55,000 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: $974 · $81/mo
• Projected year-2 tax: $974 · $81/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $16,158
• − Mortgage interest: −$3,081
• − Property taxes: −$974
• − Insurance: −$275
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$2,496
• − Depreciation: −$1,600
• Taxable income: $5,148
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $4,324/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 — Cypress Gardens

• Score: 80/100
• State rank: #110
• US rank: #1693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Price history

+96.4% since first listed

20 events — show timeline

• 2026-06-07 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-03 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-06-16 Price Changed $42,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-05-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-05-18 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-16 Listed $46,900 Stellar MLS as Distributed by MLS Grid
• 2014-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-03-18 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-07-18 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-07 Sold (Public Records) $37,500 Public Records
• 1992-02-01 Sold (Public Records) $27,000 Public Records
• 1990-10-01 Sold (Public Records) $28,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $974 · +9.0% YoY. Source: county tax records.