1700 6th St NW Unit C1 · Winter Haven, FL 33881

$109,900

2 bd · 1.0 ba · 840 sqft · Condo public records · 146 Days on market

Built 1964 $350/mo HOA · 24% of rent

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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 +18.5/30.0
• 1% rule +8.1/10.0
• 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

Welcome to Winter Haven Harbor condos a 55+ community. This two bedroom one bath condo is an end unit and it is on the first floor, very close to your parking spot. The home has Nice laminate flooring throughout. The Dining room is next to kitchen, a little open concept area. The master bedroom has a nice size walk in closet. The home also boasts new energy efficient windows. The community features a massive heated pool, clubhouse with exercise room, kitchen, pool table, shuffleboard, and a grilling area with a nice area to entertain friends and family. This community also features a car washing area. Public bus transportation-Citrus connection available right out front. Buyer approval requ

Key facts

• Massive heated pool
• Grilling area
• $350 HOA

Tags

• ENERGY EFFICIENT WINDOWS
• MASSIVE HEATED POOL
• CLUBHOUSE WITH EXERCISE ROOM
• GRILLING AREA
• WALKING DISTANCE FROM SHOPPING

Property features AI

Finance

• Other: Condo land included; Furnished: negotiable
• Financial info: Total monthly fees $350; total annual fees $4,200
• HOA & community: Monthly HOA fee of $350 (includes pool, building maintenance, and grounds maintenance); Association requires approval; Association name: Dick DeAngelis; Senior community; No pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Condominium; Residential property; Three or more levels (3 total stories); Unit on floor 1; Faces north
• Construction: Block and stucco construction; Membrane roof; Built on slab foundation
• Exterior features: Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 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 $110k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (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 $760 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 146 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y 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 $92k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 1.31% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 6.4

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,189
• Equity at exit: $16,386

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-6,396
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$576
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$46
• HOA: −$350
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $106

Break-even live

Break-even rent $1,307

Max offer price $109,900

Occupancy floor 88%

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: $27,475
• Closing costs: $3,297
• 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: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $109,900 Active 146 DOM
2. 2026-06-17
   days on market $109,900 Active 145 DOM
3. 2026-06-16
   days on market $109,900 Active 144 DOM
4. 2026-06-15
   days on market $109,900 Active 143 DOM
5. 2026-06-13
   days on market $109,900 Active 141 DOM
6. 2026-06-10
   days on market $109,900 Active 138 DOM
7. 2026-06-09
   days on market $109,900 Active 137 DOM
8. 2026-06-08
   days on market $109,900 Active 136 DOM
9. 2026-06-07
   days on market $109,900 Active 135 DOM
10. 2026-06-05
    days on market $109,900 Active 132 DOM
11. 2026-06-03
    days on market $109,900 Active 130 DOM
12. 2026-06-01
    days on market $109,900 Active 129 DOM
13. 2026-05-31
    days on market $109,900 Active 128 DOM
14. 2026-01-23
    listed $109,900 Active
15. 2025-01-29
    historical
16. 2024-12-30
    price $120,000
17. 2024-12-12
    price $121,000
18. 2024-12-05
    price $122,000
19. 2024-12-05
    price $121,000
20. 2024-11-28
    price $122,000
21. 2024-11-14
    price $123,000
22. 2024-09-27
    price $124,000
23. 2024-09-23
    listed $125,000 Active
24. 2024-02-07
    historical
25. 2024-02-05
    listed $120,000
26. 2023-08-24
    soldstatus $92,000
27. 2023-08-18
    soldstatus $92,000 Closed
28. 2023-08-15
    status Pending
29. 2023-07-19
    status Active
30. 2023-06-24
    status Pending
31. 2023-06-16
    status Active
32. 2023-04-25
    status Pending
33. 2022-08-13
    status Active
34. 2022-07-29
    price $92,000
35. 2022-07-29
    historical
36. 2022-05-24
    price $87,000
37. 2022-05-18
    status Active
38. 2022-05-18
    price $84,000
39. 2022-05-01
    status Pending
40. 2022-04-11
    price $81,000
41. 2022-04-11
    status Active
42. 2022-02-18
    status Pending
43. 2022-01-28
    listed $77,000 Active
44. 2021-07-21
    soldstatus $45,000
45. 2020-12-14
    listed $59,000 Active
46. 2016-09-07
    soldstatus $48,300
47. 2015-04-28
    soldstatus $22,500
48. 2015-04-01
    soldstatus $22,500 Sold
49. 2015-03-05
    status Pending
50. 2014-06-10
    historical

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$191/yr (+$16/mo · 26.4%)

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

Taxation est. · year 1

• Rental income: $17,283
• − Mortgage interest: −$6,156
• − Property taxes: −$722
• − Insurance: −$550
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$4,200
• − Depreciation: −$3,197
• Taxable loss: −$306
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,340/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

+266.3% since first listed

45 events — show timeline

• 2026-01-23 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-12 Price Changed $121,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Price Changed $122,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Price Changed $121,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-28 Price Changed $122,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $123,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-05 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-24 Sold (Public Records) $92,000 Public Records
• 2023-08-18 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-29 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-24 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-18 Price Changed $84,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-11 Price Changed $81,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-28 Listed $77,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Sold (Public Records) $45,000 Public Records
• 2020-12-14 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-07 Sold (Public Records) $48,300 Public Records
• 2015-04-28 Sold (Public Records) $22,500 Public Records
• 2015-04-01 Sold (MLS) $22,500 Stellar MLS as Distributed by MLS Grid
• 2015-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-28 Price Changed $26,500 Stellar MLS as Distributed by MLS Grid
• 2014-05-20 Price Changed $28,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-25 Price Changed $30,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-04 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-10 Sold (Public Records) $47,500 Public Records
• 2003-02-19 Sold (Public Records) $34,000 Public Records
• 1997-05-15 Sold (Public Records) $30,000 Public Records

Property tax history

+48.6%/yr

Latest (2025): $722 · -11.8% YoY. Source: county tax records.