2021 Buckeye Rd NE · Winter Haven, FL 33881

$339,000

2 bd · 2.0 ba · 2,144 sqft · MultiFamily public records · 6 Days on market

Built 1984 8,886 sqft lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Discover the potential of this prime investment property nestled near Lake Buckeye in Winter Haven, Florida. This duplex offers a unique opportunity for investors seeking steady rental income in a desirable location. Both units are currently tenant-occupied, ensuring immediate cash flow and minimizing vacancy risks. Each unit features 2 bedrooms and 2 bathrooms, providing comfortable living spaces that appeal to tenants. The vaulted ceilings in the living rooms create an inviting atmosphere, while the kitchen-dining combos offer modern functionality with complete appliances, ample cabinetry, and dedicated laundry areas. Retreat to the master suites with private baths, or utilize the built-in closets in the second bedrooms for added convenience. Outside, the fenced backyard provides space for future enhancements or outdoor amenities to attract tenants. Winter Haven's reputation as a family-friendly city with affordable living and excellent weather makes this property a sound investment choice. Enjoy convenient access to Publix, Winter Haven Hospital, and major transportation routes like Hwy 17 and the regional airport. Seize this opportunity to add a profitable asset to your investment portfolio – schedule a viewing today!

Key facts

• Fenced corner lot
• Corner lot
• Roof replaced

Tags

• INCOME PRODUCING DUPLEX
• CORNER LOT
• INDOOR LAUNDRY HOOKUP
• FENCED CORNER LOT
• ROOF REPLACED

Property features AI

Finance

• Financial info: Two-unit property; Annual net income reported; Tenant pays electricity, water and sewer; Unit rent pro forma: one 2-bedroom unit at $1,400 and one 2-bedroom unit at $1,300
• HOA & community: Pets allowed: cats and dogs

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential income property (duplex); Single-story building; Slab foundation
• Construction: Block, stucco, and frame construction; Shingle roof; Built on slab foundation
• Exterior features: Covered rear porch; Balcony; Fenced yard; Sliding doors; Corner lot; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 4 total bedrooms
• Flooring: Ceramic tile
• Bathrooms: Multiple bathrooms (two 2-bath units)
• Heating & cooling: Central heat; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combination; Thermostat
• Laundry & utility: Laundry inside in a laundry closet; Inside utility room

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive. Per door: $180/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $339k).

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: Elbert Elementary School (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 601 students, 62% 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 56% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 491 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $3,417/mo this rent would consume 72% 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 $10k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $285k; 19% 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 $339,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.3

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-35,021
• Equity at exit: $50,546

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-13,127
• Equity at exit: $29,311

Cash invested: $94,920 (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: 16.5×

Monthly cashflow live

• Estimated rent: $3,417 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$420 /mo · $5,045/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $360

Break-even live

Break-even rent $2,961

Max offer price $339,000

Occupancy floor 84%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,416
Total (2 units)			$3,417

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Rose Blvd Winter Haven, FL	3.0	2.0	1857	$1,850	$1.00	3d	1	0.35mi
1581 Lemon Ave Winter Haven, FL	3.0	2.0	1824	$2,176	$1.19	21d	1	0.35mi
1225 Evergreen Ct Winter Haven, FL	3.0	2.5	1625	$1,940	$1.19	14d	1	0.35mi
1225 Evergreen Ct Winter Haven, FL	3.0	2.5	1625	$1,890	$1.16	3d	1	0.35mi
4137 Roberta Dr Winter Haven, FL	3.0	2.0	1650	$1,875	$1.14	19d	1	0.37mi
1314 Evergreen Ct Winter Haven, FL	3.0	2.5	1625	$1,890	$1.16	3d	1	0.41mi
1314 Evergreen Ct Winter Haven, FL	3.0	2.5	1625	$1,940	$1.19	14d	1	0.41mi
2451 Mary Jewett Cir NE Winter Haven, FL	3.0	2.0	1870	$2,400	$1.28	23d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $339,000 Active 6 DOM
2. 2026-06-17
   days on market $339,000 Active 5 DOM
3. 2026-06-16
   days on market $339,000 Active 4 DOM
4. 2026-06-15
   days on market $339,000 Active 3 DOM
5. 2026-06-13
   remarks 669-char remark
6. 2026-06-13
   listed $339,000 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: $5,045 · $420/mo
• Projected year-2 tax: $5,045 · $420/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 ≥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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,004
• − Mortgage interest: −$18,989
• − Property taxes: −$5,045
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − Depreciation: −$9,862
• Taxable loss: −$1,148
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $4,596/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

+527.8% since first listed

10 events — show timeline

• 2026-06-12 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Sold (Public Records) $285,000 Public Records
• 2024-04-05 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-16 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-11 Sold (Public Records) $132,000 Public Records
• 2003-09-25 Sold (Public Records) $78,000 Public Records
• 2003-08-29 Sold (Public Records) $78,000 Public Records
• 2001-12-20 Sold (Public Records) $74,000 Public Records
• 1989-03-01 Sold (Public Records) $54,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $5,045 · +96.2% YoY. Source: county tax records.