1700 6th St NW Unit A37 · Winter Haven, FL 33881

$99,900

2 bd · 1.0 ba · 840 sqft · Condo public records · 92 Days on market

Built 1964 $350/mo HOA · 24% of rent ↓ 9% since listing

---

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 +18.4/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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 MLS

Welcome to your two bedroom one and a half bath 55+ condo located on the third floor. The roof is brand new, the condo has been freshly painted with new carpeting in the bedrooms and living room. There is Ceramic tile in the kitchen and bathrooms. The kitchen features an abundance of cabinetry that flows well into the dining area. Vertical blinds are the finishing touches to all of the windows. Front porch area is entirely screened. The community features a massive heated pool, clubhouse, shuffleboard, and a grilling area with a nice area to entertain friends and family. This community also features a car washing area. Parking spot is closest to the building. Public bus transportation-Citrus connection available right out front. Buyer approval required. You are walking distance from shopping, Hospital and other medical centers. Centrally located between Tampa and Orlando. Schedule your appointment to view this beautiful home and make it yours today.

Key facts

• Bright kitchen
• Third floor
• Fresh paint

Tags

• THIRD FLOOR
• NEW ROOF
• FRESH PAINT
• PLUSH NEW CARPETING
• BRIGHT KITCHEN
• PLENTY OF CABINETRY

Property features AI

Finance

• Other: Living area approximately 840 square feet; Unit is negotiably furnished; Directions: Take Highway 27 south, turn right on 544, turn left on 6th St. NW, condos straight ahead.
• Financial info: Total monthly fees $350; total annual fees $4,200
• HOA & community: HOA required — $350 monthly (association: DICK DEANGELIS); Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; BB/HS internet available
• Home design: Condominium; Residential property; Three-story building; Faces south; Located on third floor
• Construction: Stucco construction; Membrane roof; Slab foundation; Building name: ARLINGTON; Built on a 0.01 acre lot
• Exterior features: Balcony; Fire pit; Outdoor lighting; Outdoor grill; Storage; Private in-ground pool

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Walk-in closet(s); Building has elevator
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% 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 $691 of loan paydown is wiped out by about $3k 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 92 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.44% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 5.8

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-11,312
• Equity at exit: $14,895

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-6,451
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$524
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$42
• HOA: −$350
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $93

Break-even live

Break-even rent $1,322

Max offer price $99,900

Occupancy floor 89%

Sensitivity live

Price	-10% $150	-5% $121	+0% $93	+5% $65	+10% $37
Rent	-10% $-21	-5% $36	+0% $93	+5% $150	+10% $207
Rate	-1.0pp $143	-0.5pp $119	base $93	+0.5pp $67	+1.0pp $41

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: $24,975
• Closing costs: $2,997
• 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	24d	1	0.11mi
235 Palmetto Ave NW Winter Haven, FL	2.0	2.0	1024	$1,195	$1.17	24d	1	0.20mi
1708 2nd St NW Unit B Winter Haven, FL	2.0	2.0	1000	$1,525	$1.52	24d	1	0.27mi
1830 2nd St NW Winter Haven, FL	3.0	1.0	1075	$1,600	$1.49	24d	1	0.32mi
1730 Broxey Ct NE Winter Haven, FL	2.0	1.0	750	$1,050	$1.40	24d	1	0.40mi
1756 2nd St NE Winter Haven, FL	2.0	1.0	626	$1,600	$2.56	24d	1	0.44mi
140 W Avenue Northwest Apt 3 Winter Haven, FL	2.0	1.0	800	$1,100	$1.38	24d	1	0.59mi
1016 E Lake Silver Dr NE Apt 4 Winter Haven, FL	2.0	1.0	672	$1,450	$2.16	24d	1	0.66mi
207 S Lake Silver Dr NW Winter Haven, FL	2.0	2.0	1116	$1,399	$1.25	24d	1	0.68mi
720 6th St NW Unit 3 Winter Haven, FL	2.0	1.0	740	$700	$0.95	24d	1	0.68mi
720 6th St NW Unit 1 Winter Haven, FL	2.0	1.0	740	$750	$1.01	24d	1	0.68mi
324 Avenue Y NE Unit B Winter Haven, FL	2.0	2.0	904	$1,550	$1.71	24d	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	24d	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	24d	1	1.02mi
136 Avenue C NE Winter Haven, FL	2.0	1.0	750	$1,099	$1.47	24d	1	1.06mi
430 Avenue B NE Winter Haven, FL	2.0	1.0	866	$1,275	$1.47	24d	1	1.22mi
301 Avenue B SW Unit 4 Winter Haven, FL	1.0	1.0	600	$1,000	$1.67	24d	1	1.28mi
163 Avenue A SE Winter Haven, FL	2.0	1.5	854	$1,250	$1.46	24d	1	1.28mi
240 2nd St SW Apt 105 Winter Haven, FL	1.0	1.0	778	$1,399	$1.80	24d	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	24d	1	1.34mi
701 Bates Ave SW Unit 101 Winter Haven, FL	3.0	1.0	1000	$1,600	$1.60	24d	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	24d	1	1.35mi
209 Avenue B SE Winter Haven, FL	2.0	1.0	720	$1,500	$2.08	15d	1	1.36mi
710 Avenue C SW Unit 4A Winter Haven, FL	1.0	1.0	680	$1,150	$1.69	24d	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	24d	1	1.45mi
2016 Avenue G NW Unit 2016 Winter Haven, FL	2.0	1.0	832	$1,125	$1.35	15d	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	24d	1	1.48mi
242 Winter Ridge Blvd Winter Haven, FL	2.0	2.0	1073	$1,350	$1.26	15d	1	1.50mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-05
   days on market $99,900 Active 92 DOM
2. 2026-06-03
   days on market $99,900 Active 90 DOM
3. 2026-06-01
   days on market $99,900 Active 89 DOM
4. 2026-05-31
   days on market $99,900 Active 88 DOM
5. 2026-03-30
   price $99,900
6. 2026-03-04
   listed $104,900 Active
7. 2024-12-27
   historical
8. 2024-12-18
   listed $108,500 Active
9. 2023-09-18
   soldstatus $100,000
10. 2023-09-12
    soldstatus $100,000 Closed 963-char remark

    Show marketing remark (963 chars)

    Welcome to your two bedroom one and a half bath 55+ condo located on the third floor. The roof is brand new, the condo has been freshly painted with new carpeting in the bedrooms and living room. There is Ceramic tile in the kitchen and bathrooms. The kitchen features an abundance of cabinetry that flows well into the dining area. Vertical blinds are the finishing touches to all of the windows. Front porch area is entirely screened. The community features a massive heated pool, clubhouse, shuffleboard, and a grilling area with a nice area to entertain friends and family. This community also features a car washing area. Parking spot is closest to the building. Public bus transportation-Citrus connection available right out front. Buyer approval required. You are walking distance from shopping, Hospital and other medical centers. Centrally located between Tampa and Orlando. Schedule your appointment to view this beautiful home and make it yours today.

11. 2023-07-31
    status Pending 963-char remark

    Show marketing remark (963 chars)

    Welcome to your two bedroom one and a half bath 55+ condo located on the third floor. The roof is brand new, the condo has been freshly painted with new carpeting in the bedrooms and living room. There is Ceramic tile in the kitchen and bathrooms. The kitchen features an abundance of cabinetry that flows well into the dining area. Vertical blinds are the finishing touches to all of the windows. Front porch area is entirely screened. The community features a massive heated pool, clubhouse, shuffleboard, and a grilling area with a nice area to entertain friends and family. This community also features a car washing area. Parking spot is closest to the building. Public bus transportation-Citrus connection available right out front. Buyer approval required. You are walking distance from shopping, Hospital and other medical centers. Centrally located between Tampa and Orlando. Schedule your appointment to view this beautiful home and make it yours today.

12. 2023-07-19
    price $104,900 963-char remark

    Show marketing remark (963 chars)

    Welcome to your two bedroom one and a half bath 55+ condo located on the third floor. The roof is brand new, the condo has been freshly painted with new carpeting in the bedrooms and living room. There is Ceramic tile in the kitchen and bathrooms. The kitchen features an abundance of cabinetry that flows well into the dining area. Vertical blinds are the finishing touches to all of the windows. Front porch area is entirely screened. The community features a massive heated pool, clubhouse, shuffleboard, and a grilling area with a nice area to entertain friends and family. This community also features a car washing area. Parking spot is closest to the building. Public bus transportation-Citrus connection available right out front. Buyer approval required. You are walking distance from shopping, Hospital and other medical centers. Centrally located between Tampa and Orlando. Schedule your appointment to view this beautiful home and make it yours today.

13. 2023-06-19
    listed $109,900 Active 963-char remark

    Show marketing remark (963 chars)

    Welcome to your two bedroom one and a half bath 55+ condo located on the third floor. The roof is brand new, the condo has been freshly painted with new carpeting in the bedrooms and living room. There is Ceramic tile in the kitchen and bathrooms. The kitchen features an abundance of cabinetry that flows well into the dining area. Vertical blinds are the finishing touches to all of the windows. Front porch area is entirely screened. The community features a massive heated pool, clubhouse, shuffleboard, and a grilling area with a nice area to entertain friends and family. This community also features a car washing area. Parking spot is closest to the building. Public bus transportation-Citrus connection available right out front. Buyer approval required. You are walking distance from shopping, Hospital and other medical centers. Centrally located between Tampa and Orlando. Schedule your appointment to view this beautiful home and make it yours today.

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/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: −$5,596
• − Property taxes: −$1,550
• − Insurance: −$500
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$4,200
• − Depreciation: −$2,906
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,173/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

-9.1% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Listed $108,500 Stellar MLS as Distributed by MLS Grid
• 2023-09-18 Sold (Public Records) $100,000 Public Records
• 2023-09-12 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-19 Listed $109,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+39.2%/yr

Latest (2025): $1,550 · -5.4% YoY. Source: county tax records.