1100 Martinique Dr #207 · Cypress Gardens, FL 33884

$69,999

1 bd · 1.0 ba · 826 sqft · Condo public records · 43 Days on market

Built 1974 $268/mo HOA · 20% 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 MLS

The property you are inquiring about is located in Winter Haven, FL in the Orchid Springs area of Polk County. Just the best "in and out" 1 or 2 bedroom, 2nd floor condo for under $50,000. This unit has been renovated and was originally 2 bedrooms. Enclosed patio for scenic view of wooded land.

Key facts

• Second floor
• Rear enclosed patio
• East facing

Tags

• SECOND FLOOR
• EAST FACING
• REAR ENCLOSED PATIO

Property features AI

Finance

• Other: Partially furnished
• Financial info: Total monthly fees: $268; Total annual fees: $3,216; Lease restrictions apply
• HOA & community: Monthly condo/association fee: $268 (includes common area taxes, pool, maintenance of structure, recreational facilities, sewer, trash, water); Association requires approval; Association amenities: Clubhouse, Laundry, Pool; Community features: Buyer approval required, Clubhouse, Deed restrictions, Pool, Street lights; Pets allowed (max weight 35 lbs)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Underground utilities; Cable available; Broadband/high-speed internet available
• Home design: Condominium; 2 total stories; Unit is on the 2nd floor; East-facing
• Construction: Block and stucco construction; Membrane roof; Slab foundation; Building name: BARCELONA
• Exterior features: Enclosed rear porch; Patio with sliding doors

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom (located on 2nd floor)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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); 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 (+1.9%/yr); 680 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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; list at $70k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.91% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.34%
• DSCR: 1.99
• GRM: 4.4

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: 13.7%
• Equity multiple: 1.54×
• Total profit: $10,583
• Equity at exit: $10,437

10-year hold

• IRR: 21.6%
• Equity multiple: 2.73×
• Total profit: $33,869
• Equity at exit: $6,052

Cash invested: $19,600 (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: 680
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$29
• HOA: −$268
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $365

Break-even live

Break-even rent $874

Max offer price $69,999

Occupancy floor 68%

Sensitivity live

Price	-10% $405	-5% $385	+0% $365	+5% $345	+10% $325
Rent	-10% $259	-5% $312	+0% $365	+5% $418	+10% $470
Rate	-1.0pp $400	-0.5pp $383	base $365	+0.5pp $347	+1.0pp $328

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Martinique Dr Winter Haven, FL	2.0	1.0	826	$1,299	$1.57	24d	1	0.03mi
630 Pavare Ct #630 Winter Haven, FL	2.0	2.0	823	$1,250	$1.52	24d	1	0.03mi
400 El Camino Dr #123 Winter Haven, FL	1.0	1.5	768	$1,175	$1.53	24d	1	0.05mi
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	24d	1	0.23mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,259	$1.23	4d	8	1.32mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-13
   statusdays on market $69,999 Pending 43 DOM
2. 2026-06-10
   days on market $69,999 Active 40 DOM
3. 2026-06-09
   days on market $69,999 Active 39 DOM
4. 2026-06-08
   days on market $69,999 Active 38 DOM
5. 2026-06-07
   days on market $69,999 Active 37 DOM
6. 2026-06-05
   days on market $69,999 Active 34 DOM
7. 2026-06-03
   days on market $69,999 Active 33 DOM
8. 2026-06-03
   days on market $69,999 Active 32 DOM
9. 2026-06-01
   days on market $69,999 Active 31 DOM
10. 2026-05-31
    days on market $69,999 Active 30 DOM
11. 2026-05-12
    price $69,999
12. 2026-05-01
    listed $72,500 Active
13. 2016-09-06
    soldstatus $38,000
14. 2016-08-30
    soldstatus $38,000 Sold 305-char remark

    Show marketing remark (305 chars)

    The property you are inquiring about is located in Winter Haven, FL in the Orchid Springs area of Polk County. Just the best "in and out" 1 or 2 bedroom, 2nd floor condo for under $50,000. This unit has been renovated and was originally 2 bedrooms. Enclosed patio for scenic view of wooded land.

15. 2016-07-28
    status Pending 305-char remark

    Show marketing remark (305 chars)

    The property you are inquiring about is located in Winter Haven, FL in the Orchid Springs area of Polk County. Just the best "in and out" 1 or 2 bedroom, 2nd floor condo for under $50,000. This unit has been renovated and was originally 2 bedrooms. Enclosed patio for scenic view of wooded land.

16. 2016-06-28
    price $42,000 305-char remark

    Show marketing remark (305 chars)

    The property you are inquiring about is located in Winter Haven, FL in the Orchid Springs area of Polk County. Just the best "in and out" 1 or 2 bedroom, 2nd floor condo for under $50,000. This unit has been renovated and was originally 2 bedrooms. Enclosed patio for scenic view of wooded land.

17. 2016-05-25
    price $46,500 305-char remark

    Show marketing remark (305 chars)

    The property you are inquiring about is located in Winter Haven, FL in the Orchid Springs area of Polk County. Just the best "in and out" 1 or 2 bedroom, 2nd floor condo for under $50,000. This unit has been renovated and was originally 2 bedrooms. Enclosed patio for scenic view of wooded land.

18. 2016-03-18
    listed $48,000 Active 305-char remark

    Show marketing remark (305 chars)

    The property you are inquiring about is located in Winter Haven, FL in the Orchid Springs area of Polk County. Just the best "in and out" 1 or 2 bedroom, 2nd floor condo for under $50,000. This unit has been renovated and was originally 2 bedrooms. Enclosed patio for scenic view of wooded land.

19. 2002-09-17
    soldstatus $27,000
20. 1989-11-01
    soldstatus $29,000

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$265/yr (+$22/mo · 83.6%)

ⓘ 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: $16,033
• − Mortgage interest: −$3,921
• − Property taxes: −$316
• − Insurance: −$350
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$3,216
• − Depreciation: −$2,036
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,508/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

+141.4% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $69,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2016-09-06 Sold (Public Records) $38,000 Public Records
• 2016-08-30 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-28 Price Changed $42,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-25 Price Changed $46,500 Stellar MLS as Distributed by MLS Grid
• 2016-03-18 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2002-09-17 Sold (Public Records) $27,000 Public Records
• 1989-11-01 Sold (Public Records) $29,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $316 · +38.2% YoY. Source: county tax records.