1339 7th St SW · Winter Haven, FL 33880

$459,000

2 bd · 2.0 ba · 3,020 sqft · MultiFamily public records · 119 Days on market

Built 1920 0.33 ac lot

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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 +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Virtually Staged. Fully occupied 5-unit multifamily investment property located minutes from Downtown Winter Haven in a high-demand rental market. Zoned multifamily and currently producing immediate cash flow with all units leased. Strong location near major thoroughfares, retail, and ongoing residential development, including a planned townhome project that is expected to support future rental demand. Opportunity exists for additional income growth through rent optimization. Situated in one of Central Florida's fastest-growing submarkets, this stabilized asset offers current income, long-term appreciation potential, and portfolio expansion opportunities. Contact for rent roll and financial

Key facts

• Diversified unit mix
• 5 unit property
• 0.33 acre lot

Tags

• 5 UNIT PROPERTY
• HIGH DEMAND RENTAL LOCATION
• DIVERSIFIED UNIT MIX
• STRONG UPSIDE POTENTIAL
• FUTURE TOWNHOME DEVELOPMENT
• SHOPPING DINING MAJOR ROADWAYS

Property features AI

Finance

• Other: Property type: Residential income (multi-family 5+); Lot approximately 0.33 acre (dimensions ~143 x 100); Total building area and living area reported (building area ~3,140; living area ~3,020)
• Financial info: Annual net income reported: $52,800; Unit rent pro formas listed (examples): 2-bed unit $950/month; 1-bed units $700–$950/month
• HOA & community: No association

Exterior

• Parking: Carport available; Five carport spaces
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Residential income property configured as a 5+ unit multi-family; Single building on the lot
• Construction: Vinyl siding; Shingle roof; Built on stilts / on pilings (stilt/piling foundation)
• Exterior features: Balcony; Asphalt road access

Interior

• Bedrooms: Six bedrooms total (multi-family property with five separate units)
• Bathrooms: Multiple bathrooms across units (each unit lists 1 bathroom)
• Heating & cooling: Ductless heating; Mini-split cooling units; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: No on-site laundry features listed; Tenants pay electricity

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/5.0-bath units multifamily listed at $459k.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive. Per door: $808/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $459k).
• Recommended offer: $418k (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: 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: Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL).
• Market conditions: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $9,306/mo this rent would consume 198% of the median local household income ($56k/yr) (locally 1412% 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 $3k of loan paydown is wiped out by about $14k 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 + 2.5% rent growth), your $129k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $459k implies a 359% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $417,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.03% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.74%
• DSCR: 2.68
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.39×
• Total profit: $178,346
• Equity at exit: $68,438

10-year hold

• IRR: 39.8%
• Equity multiple: 4.64×
• Total profit: $467,663
• Equity at exit: $39,686

Cash invested: $128,520 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $9,306 medium
• Mortgage (P&I): −$2,407
• Tax from tax record: −$711 /mo · $8,538/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,954
• Net cashflow: $4,042

Break-even live

Break-even rent $4,190

Max offer price $459,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	5	$9,305
Total (5 units)			$9,306

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 20th St SW Unit c Winter Haven, FL	2.0	2.0	2732	$1,175	$0.43	12d	1	1.09mi

Listing history 30 events

1. 2026-06-18
   days on market $459,000 Active 119 DOM
2. 2026-06-17
   days on market $459,000 Active 118 DOM
3. 2026-06-16
   days on market $459,000 Active 117 DOM
4. 2026-06-15
   days on market $459,000 Active 116 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on market $459,000 Active 114 DOM
7. 2026-06-10
   days on market $459,000 Active 111 DOM
8. 2026-06-09
   days on market $459,000 Active 110 DOM
9. 2026-06-08
   days on market $459,000 Active 109 DOM
10. 2026-06-07
    days on market $459,000 Active 108 DOM
11. 2026-06-05
    days on market $459,000 Active 105 DOM
12. 2026-06-03
    days on market $459,000 Active 103 DOM
13. 2026-06-01
    days on market $459,000 Active 102 DOM
14. 2026-05-31
    days on market $459,000 Active 101 DOM
15. 2026-05-07
    price $459,000
16. 2026-04-22
    price $489,000
17. 2026-02-19
    listed $499,000 Active
18. 2024-12-31
    historical
19. 2024-07-19
    listed $499,900 Active
20. 2024-04-20
    historical
21. 2024-04-11
    price $399,900
22. 2024-02-01
    price $479,900
23. 2023-12-26
    listed $499,900 Active
24. 2022-10-25
    soldstatus $100,000
25. 2022-10-13
    soldstatus $100,000 Closed
26. 2022-09-19
    status Pending
27. 2022-09-16
    price $124,000
28. 2022-07-22
    listed $169,000 Active
29. 2022-07-22
    historical
30. 2022-07-21
    listed $169,000 Active

ⓘ 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: $8,538 · $711/mo
• Projected year-2 tax: $8,538 · $711/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 3/10 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: $111,672
• − Mortgage interest: −$25,711
• − Property taxes: −$8,538
• − Insurance: −$2,295
• − Repairs & maintenance: −$8,934
• − Management: −$8,934
• − Depreciation: −$13,353
• Taxable income: $43,908
• Est. tax owed @ 24.0%: −$10,538
• After-tax cash flow: $37,966/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): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

+171.6% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $459,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $489,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $499,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-19 Listed $499,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Price Changed $479,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-26 Listed $499,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-25 Sold (Public Records) $100,000 Public Records
• 2022-10-13 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-16 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Listed $169,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.1%/yr

Latest (2025): $8,538 · +8.4% YoY. Source: county tax records.