5460 San Pietro Dr · Winter Haven, FL 33884

$319,499

4 bd · 2.5 ba · 2,038 sqft · Land · 48 Days on market

Built 2026 4,356 sqft lot $53/mo HOA · 2% of rent ↓ 52% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Turquesa is the ultimate family haven, a two-story home featuring 4 bedrooms, 2.5 bathrooms and a private 2-car garage. This home offers an open concept living space designed for both relaxation and entertainment. The half bathroom off the foyer ensures every guest feels at home while the extended foyer opens to the main living and dining area. Featuring luxury vinyl plank flooring and convenient indoor-outdoor living with a lanai through sliding glass doors, its a haven of comfort and style perfect for gatherings. The kitchen includes stunning quartz countertops and sleek stainless-steel appliances. Enjoy the spacious upstairs recreation room and the convenience of a laundry room just steps away from the bedrooms. Did we mention the brand-new washer and dryer? The owner's suite is a secluded retreat with oversized his-and-her walk-in closets, dual vanity and a walk-in shower. Completing this expansive home is the smart thermostat with voice control and professionally designed landscaping, this is truly the epitome of family-friendly luxury!

Key facts

• Extended foyer
• 4,356 sq ft lot
• 2 garage spots

Tags

• OPEN CONCEPT LIVING SPACE
• EXTENDED FOYER
• LUXURY VINYL PLANK FLOORING
• INDOOR OUTDOOR LIVING
• STUNNING QUARTZ COUNTERTOPS
• UPSTAIRS RECREATION ROOM

Property features AI

Finance

• Other: Lease restrictions apply; Total acreage approx. 0.1 acres; Lot size approx. 0.1 acre (about 405 sq meters); Permit number WH26-RN-0039; Builder license number 1332421
• Financial info: Other annual assessment: $2,530; Tax information available (tax year 2025)
• HOA & community: Has HOA (Premiere Community Management); HOA dues $640 annually ($53.33/month); Association fee required; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single Family Residence; Two levels; Under construction (projected completion: 2026-06-30); South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Casa Fresca Homes (Model: Turquesa)
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Stone countertops
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; In-wall pest control system; Open floor plan; Stone counters; Programmable thermostat; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (29.4% below list).
• Recommended offer: $226k (29.4% below list) — sets the bar for 1% rule.

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: Pinewood Elementary School (math 48% / reading 40%, grade F, #1,330 of 2,144 statewide, top 63%, 709 students, 53% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 680 active listings in the ZIP; 28 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 38% of the median local income ($70k/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 $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

• It's been on market 48 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,638 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 11.8

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: -28.6%
• Equity multiple: 0.05×
• Total profit: $-84,649
• Equity at exit: $47,638

10-year hold

• IRR: -33.1%
• Equity multiple: -0.37×
• Total profit: $-122,593
• Equity at exit: $27,624

Cash invested: $89,460 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$53
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-478

Break-even live

Break-even rent $2,862

Max offer price $250,267

Occupancy floor —

Sensitivity live

Price	-10% $-258	-5% $-368	+0% $-478	+5% $-589	+10% $-699
Rent	-10% $-657	-5% $-568	+0% $-478	+5% $-389	+10% $-300
Rate	-1.0pp $-318	-0.5pp $-397	base $-478	+0.5pp $-561	+1.0pp $-645

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3905 Giorgio Dr Winter Haven, FL	3.0	2.0	1707	$2,050	$1.20	4d	1	0.24mi
3912 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	22d	1	0.26mi
3889 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$2,000	$1.35	24d	1	0.28mi
4973 Kaia Ave Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	3d	1	0.33mi
6472 Domizio Dr Winter Haven, FL	5.0	2.5	2112	$2,300	$1.09	24d	1	0.38mi
3436 Costello Cir Winter Haven, FL	3.0	2.0	1504	$1,750	$1.16	3d	1	0.42mi
3412 Costello Cir Winter Haven, FL	5.0	3.0	2540	$2,500	$0.98	24d	1	0.43mi
6428 Domizio Dr Winter Haven, FL	5.0	2.5	2112	$2,200	$1.04	24d	1	0.44mi
3511 Costello Cir Winter Haven, FL	4.0	2.0	2234	$2,100	$0.94	24d	1	0.47mi
6204 Botticella Blvd Winter Haven, FL	5.0	2.5	2280	$2,350	$1.03	4d	1	0.49mi
2772 San Marco Way Winter Haven, FL	4.0	3.0	1988	$2,200	$1.11	24d	1	0.59mi
4506 Rapallo Ave Winter Haven, FL	4.0	2.0	1754	$1,899	$1.08	24d	1	0.62mi
4458 Rapallo Ave Winter Haven, FL	3.0	2.5	1568	$2,000	$1.28	24d	1	0.64mi
4442 Rapallo Ave Winter Haven, FL	4.0	2.0	1607	$1,895	$1.18	24d	1	0.65mi
1734 Carnostie Rd Winter Haven, FL	3.0	2.0	1418	$2,050	$1.45	24d	1	0.70mi
2116 Cartgate Ln Winter Haven, FL	4.0	3.0	2217	$2,500	$1.13	24d	1	0.71mi
2107 Cartgate Ln Winter Haven, FL	4.0	3.0	2217	$2,600	$1.17	24d	1	0.72mi
1735 Carnostie Rd Winter Haven, FL	3.0	2.0	1515	$1,900	$1.25	24d	1	0.72mi
1310 Benevento Dr Winter Haven, FL	4.0	2.0	1964	$2,500	$1.27	24d	1	0.90mi
670 Eagle Landing Blvd Winter Haven, FL	3.0	2.0	1480	$1,999	$1.35	3d	1	0.90mi
1343 Benevento Dr Winter Haven, FL	4.0	2.0	1849	$2,000	$1.08	15d	1	0.90mi
632 Vittorio Dr Winter Haven, FL	4.0	2.0	1597	$1,895	$1.19	24d	1	0.92mi
1002 Corso Dr Winter Haven, FL	3.0	2.0	1545	$1,945	$1.26	24d	1	1.00mi
397 Corso Loop Winter Haven, FL	4.0	2.0	1851	$2,395	$1.29	4d	1	1.11mi
850 Terranova Rd Winter Haven, FL	4.0	2.0	1770	$2,176	$1.23	4d	1	1.26mi
810 Terranova Rd Winter Haven, FL	4.0	2.0	2056	$1,900	$0.92	24d	1	1.27mi
109 Solis Dr Winter Haven, FL	3.0	2.0	1625	$2,086	$1.28	4d	1	1.35mi
554 Reddicks Cir Winter Haven, FL	4.0	2.0	2000	$2,000	$1.00	11d	1	1.37mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: landscaping

Listing history 23 events

1. 2026-06-18
   days on market $319,499 Active 48 DOM
2. 2026-06-17
   days on market $319,499 Active 47 DOM
3. 2026-06-16
   days on market $319,499 Active 46 DOM
4. 2026-06-15
   days on market $319,499 Active 45 DOM
5. 2026-06-13
   days on market $319,499 Active 43 DOM
6. 2026-06-10
   days on market $319,499 Active 40 DOM
7. 2026-06-09
   days on market $319,499 Active 39 DOM
8. 2026-06-08
   days on market $319,499 Active 38 DOM
9. 2026-06-07
   days on market $319,499 Active 37 DOM
10. 2026-06-05
    days on market $319,499 Active 34 DOM
11. 2026-06-03
    days on market $319,499 Active 33 DOM
12. 2026-06-03
    days on market $319,499 Active 32 DOM
13. 2026-06-01
    days on market $319,499 Active 31 DOM
14. 2026-05-31
    days on market $319,499 Active 30 DOM
15. 2026-05-20
    price $319,499 1061-char remark

    Show marketing remark (1061 chars)

    The Turquesa is the ultimate family haven, a two-story home featuring 4 bedrooms, 2.5 bathrooms and a private 2-car garage. This home offers an open concept living space designed for both relaxation and entertainment. The half bathroom off the foyer ensures every guest feels at home while the extended foyer opens to the main living and dining area. Featuring luxury vinyl plank flooring and convenient indoor-outdoor living with a lanai through sliding glass doors, its a haven of comfort and style perfect for gatherings. The kitchen includes stunning quartz countertops and sleek stainless-steel appliances. Enjoy the spacious upstairs recreation room and the convenience of a laundry room just steps away from the bedrooms. Did we mention the brand-new washer and dryer? The owner's suite is a secluded retreat with oversized his-and-her walk-in closets, dual vanity and a walk-in shower. Completing this expansive home is the smart thermostat with voice control and professionally designed landscaping, this is truly the epitome of family-friendly luxury!

16. 2026-05-19
    price $319,499
17. 2026-05-14
    price $319,999 1061-char remark

    Show marketing remark (1061 chars)

    The Turquesa is the ultimate family haven, a two-story home featuring 4 bedrooms, 2.5 bathrooms and a private 2-car garage. This home offers an open concept living space designed for both relaxation and entertainment. The half bathroom off the foyer ensures every guest feels at home while the extended foyer opens to the main living and dining area. Featuring luxury vinyl plank flooring and convenient indoor-outdoor living with a lanai through sliding glass doors, its a haven of comfort and style perfect for gatherings. The kitchen includes stunning quartz countertops and sleek stainless-steel appliances. Enjoy the spacious upstairs recreation room and the convenience of a laundry room just steps away from the bedrooms. Did we mention the brand-new washer and dryer? The owner's suite is a secluded retreat with oversized his-and-her walk-in closets, dual vanity and a walk-in shower. Completing this expansive home is the smart thermostat with voice control and professionally designed landscaping, this is truly the epitome of family-friendly luxury!

18. 2026-05-12
    price $319,999
19. 2026-05-07
    price $324,999 1061-char remark

    Show marketing remark (1061 chars)

    The Turquesa is the ultimate family haven, a two-story home featuring 4 bedrooms, 2.5 bathrooms and a private 2-car garage. This home offers an open concept living space designed for both relaxation and entertainment. The half bathroom off the foyer ensures every guest feels at home while the extended foyer opens to the main living and dining area. Featuring luxury vinyl plank flooring and convenient indoor-outdoor living with a lanai through sliding glass doors, its a haven of comfort and style perfect for gatherings. The kitchen includes stunning quartz countertops and sleek stainless-steel appliances. Enjoy the spacious upstairs recreation room and the convenience of a laundry room just steps away from the bedrooms. Did we mention the brand-new washer and dryer? The owner's suite is a secluded retreat with oversized his-and-her walk-in closets, dual vanity and a walk-in shower. Completing this expansive home is the smart thermostat with voice control and professionally designed landscaping, this is truly the epitome of family-friendly luxury!

20. 2026-05-06
    price $324,999
21. 2026-05-02
    listed $339,999 Active 1061-char remark

    Show marketing remark (1061 chars)

    The Turquesa is the ultimate family haven, a two-story home featuring 4 bedrooms, 2.5 bathrooms and a private 2-car garage. This home offers an open concept living space designed for both relaxation and entertainment. The half bathroom off the foyer ensures every guest feels at home while the extended foyer opens to the main living and dining area. Featuring luxury vinyl plank flooring and convenient indoor-outdoor living with a lanai through sliding glass doors, its a haven of comfort and style perfect for gatherings. The kitchen includes stunning quartz countertops and sleek stainless-steel appliances. Enjoy the spacious upstairs recreation room and the convenience of a laundry room just steps away from the bedrooms. Did we mention the brand-new washer and dryer? The owner's suite is a secluded retreat with oversized his-and-her walk-in closets, dual vanity and a walk-in shower. Completing this expansive home is the smart thermostat with voice control and professionally designed landscaping, this is truly the epitome of family-friendly luxury!

22. 2026-05-01
    listed $339,999 Active
23. 2025-04-21
    soldstatus $670,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,077
• − Mortgage interest: −$17,897
• − Property taxes: −$4,792
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$636
• − Depreciation: −$9,295
• Taxable loss: −$11,473
• Est. tax savings @ 24.0%: +$2,754
• After-tax cash flow: $-2,988/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): 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

-52.3% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $319,499 Zillow
• 2026-05-19 Price Changed $319,499 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $319,999 Zillow
• 2026-05-12 Price Changed $319,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $324,999 Zillow
• 2026-05-06 Price Changed $324,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $339,999 Zillow
• 2026-05-01 Listed $339,999 Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Sold (Public Records) $670,000 Public Records