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607 Country Ln NE #607 🌊 Lakefront
C Composite 58.3
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 +16.8/30.0
  • ARV discount +15.0/15.0
  • 1% rule +7.4/10.0
  • DSCR +5.2/10.0
  • Condition / age +3.8/5.0
  • Livability +3.7/5.0
  • Schools +3.4/10.0
  • Rent growth +3.0/5.0
  • Appreciation +0.0/10.0

$142,500

607 Country Ln NE #607 · Winter Haven, FL 33881
2 bd · 2.0 ba · 1,252 sqft · Condo · 134 Days on market
Built 1985 Good condition $114/sqft · 28% below area Est $197k · 28% under · waterfront $325/mo HOA · 18% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

R E D U C ED AND WELCOME HOME TO THIS MOVE IN READY LAKEFRONT CONDO. 2BEDROOM - 2 BATH WITH 1252 SQ FT OF LIVING AREA , PLUS A FLORIDA ROOM OVERLOOKING LAKE BUCKEYE. THIS CONDO UNIT HAS STORAGE THROUGHOUT, GREAT STORAGE CLOSET OFF THE FLORIDA ROOM, ALSO INSIDE UTILITY WITH WASHER/DRYER HOOKUPS AND THE PRIMARY BEDROOM HAS A WALK IN CLOSET. YOU HAVE THE PRIVACY OF THIS UPSTAIRS UNIT WITH A BEAUTIFUL VIEW, NEW CARPET & INTERIOR PAINT, . IT ALSO FEATURES CONVENIENT COVERED PARKING AND COMMUNITY POOL & TENNIS.

Key facts

  • Tennis
  • Covered parking
  • Community pool

Tags

LAKEFRONT CONDOFLORIDA ROOMSTORAGE THROUGHOUTCOVERED PARKINGCOMMUNITY POOLTENNIS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $142k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $91 ($1k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $142k).
  • Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
  • Cap rate 7.1% vs local median 4.8% in Winter Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Jewett School of The Arts (math 43% / reading 47%, grade D-, #1,271 of 2,144 statewide, top 60%, 679 students, 48% FRL); Denison Middle School (math 24% / reading 25%, grade F, #522 of 571 statewide, top 93%, 738 students, 69% 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); 705 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
  • This rent runs 37% 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 $985 of loan paydown is wiped out by about $4k 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 134 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

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 $125,400 (12.0% below list)

Questions for the listing agent

  1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. 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?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  9. 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.
  10. 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.
  11. 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
1.24%
Cap rate
7.06%
Cash-on-cash
2.74%
DSCR
1.12
GRM
6.7

CMA / ARV

ARV (median comp)
$196,765
List price
$142,500
Delta
-27.58%
Verdict
UNDERPRICED
Comps
4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold
IRR
-13.1%
Equity multiple
0.53×
Total profit
$-18,662
Equity at exit
$21,247
10-year hold
IRR
-5.8%
Equity multiple
0.64×
Total profit
$-14,283
Equity at exit
$12,321

Cash invested: $39,900 (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.

ZIP-level market 33881

Home prices YoY
-24.3%
Rents YoY
2.1%
Active inventory
705
Price-to-rent
6.7×

Monthly cashflow live

Estimated rent
$1,773 high interval (Pro) →
Mortgage (P&I)
$747
Tax est. 1.5%
$178 /mo · $2,138/yr
Insurance
$59
HOA
$325
Vacancy / Maint / Mgmt
$372
Net cashflow
$91

Break-even live

Break-even rent $1,658
Max offer price $142,500
Occupancy floor 90%

Sensitivity live

Price -10% $189 -5% $140 +0% $91 +5% $42 +10% $-8
Rent -10% $-49 -5% $21 +0% $91 +5% $161 +10% $231
Rate -1.0pp $163 -0.5pp $127 base $91 +0.5pp $54 +1.0pp $16

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
$35,625
Closing costs
$4,275
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1331 11th St NE Winter Haven, FL 3.0 2.0 1200 $2,190 $1.82 72d 1 0.10mi
1550 11th St NE Unit G3 Winter Haven, FL 2.0 2.0 1148 $1,325 $1.15 63d 1 0.17mi
1428 Evergreen Ct Winter Haven, FL 2.0 2.5 1425 $1,640 $1.15 33d 1 0.41mi
1314 Evergreen Ct Winter Haven, FL 3.0 2.5 1625 $1,890 $1.16 52d 1 0.45mi
1314 Evergreen Ct Winter Haven, FL 3.0 2.5 1625 $1,840 $1.13 46d 1 0.45mi
1225 Evergreen Ct Winter Haven, FL 3.0 2.5 1625 $1,890 $1.16 52d 1 0.47mi
1225 Evergreen Ct Winter Haven, FL 3.0 2.5 1625 $1,840 $1.13 46d 1 0.47mi
1581 Lemon Ave Winter Haven, FL 3.0 2.0 1824 $2,176 $1.19 70d 1 0.51mi
702 Avenue H NE Winter Haven, FL 3.0 2.0 1484 $2,200 $1.48 19d 1 0.60mi
1200 6th St NE Winter Haven, FL 3.0 2.0 1224 $1,459 $1.19 19d 1 0.65mi
2007 9th St NE Winter Haven, FL 3.0 2.0 1242 $1,750 $1.41 26d 1 0.65mi
720 17th St NE Winter Haven, FL 3.0 2.0 1300 $1,750 $1.35 26d 1 0.71mi
4137 Roberta Dr Winter Haven, FL 3.0 2.0 1650 $1,875 $1.14 68d 1 0.71mi
850 17th Ter NE Winter Haven, FL 2.0 1.0 1206 $1,420 $1.18 33d 1 0.75mi
168 Rebecca Dr NE Winter Haven, FL 2.0 1.0 1048 $1,250 $1.19 32d 1 0.77mi
190 Rebecca Dr NE Winter Haven, FL 2.0 1.0 1049 $1,325 $1.26 41d 1 0.80mi
2144 Rose Blvd Winter Haven, FL 3.0 2.0 1857 $1,850 $1.00 52d 1 0.81mi
2418 Mary Jewett Cir NE Winter Haven, FL 3.0 2.0 1287 $1,650 $1.28 46d 1 1.03mi
1730 Avenue C NE Winter Haven, FL 3.0 2.5 1120 $2,000 $1.79 26d 1 1.04mi
1743 Avenue C NE Winter Haven, FL 3.0 2.0 1016 $1,595 $1.57 52d 1 1.07mi
2451 Mary Jewett Cir NE Winter Haven, FL 3.0 2.0 1870 $2,400 $1.28 72d 1 1.14mi
1708 2nd St NW Unit B Winter Haven, FL 2.0 2.0 1000 $1,525 $1.52 72d 1 1.16mi
235 Palmetto Ave NW Winter Haven, FL 2.0 1.5 1024 $1,195 $1.17 26d 1 1.22mi
235 Palmetto Ave NW Winter Haven, FL 2.0 2.0 1024 $1,195 $1.17 72d 1 1.22mi
1830 2nd St NW Unit B Winter Haven, FL 3.0 1.0 1075 $1,600 $1.49 16d 1 1.23mi
1830 2nd St NW Winter Haven, FL 3.0 1.0 1075 $1,600 $1.49 72d 1 1.23mi
319 Avenue A NE Winter Haven, FL 3.0 2.0 1521 $1,700 $1.12 26d 1 1.24mi
304 Avenue P NW Winter Haven, FL 3.0 2.0 1410 $1,800 $1.28 41d 1 1.25mi
304 Avenue P NW Winter Haven, FL 3.0 2.0 1410 $1,800 $1.28 46d 1 1.25mi
1705 3rd St NW Unit A Winter Haven, FL 3.0 2.0 1472 $1,600 $1.09 30d 1 1.26mi
308 Avenue P NW Winter Haven, FL 2.0 2.0 1071 $1,600 $1.49 19d 1 1.26mi
137 Woodland Dr Winter Haven, FL 3.0 2.0 1390 $2,000 $1.44 72d 1 1.27mi
407 Avenue A SE Winter Haven, FL 3.0 2.0 1124 $1,700 $1.51 25d 1 1.29mi
407 Avenue A SE Winter Haven, FL 3.0 2.0 1124 $1,700 $1.51 26d 1 1.29mi
103 4th St SE Unit A Winter Haven, FL 2.0 1.0 1014 $1,399 $1.38 52d 1 1.30mi
324 Avenue Y NE Unit B Winter Haven, FL 2.0 2.0 904 $1,550 $1.71 72d 1 1.31mi
395 Quentin Ave NW Unit 397 Winter Haven, FL 2.0 1.5 912 $1,450 $1.59 72d 1 1.35mi
295 Lake Smart Cir Winter Haven, FL 3.0 2.0 1725 $2,100 $1.22 72d 1 1.44mi
584 Lake Smart Blvd Winter Haven, FL 3.0 2.0 1593 $1,881 $1.18 19d 1 1.47mi
550 Avenue E SE Winter Haven, FL 2.0 1.0 985 $1,500 $1.52 17d 1 1.49mi

Property features AI

Finance

Other
Condo floor number: 2Condo land not included
Financial info
Total monthly fees: $325Total annual fees: $3,900Lease restrictions apply
HOA & community
HOA: PMI EMERALD COAST (monthly dues $325)Association requires approvalAssociation amenities include pool, clubhouse, tennis courts; fee includes pool, maintenance of structure and grounds, and managementCommunity features: deed restrictions, pool, tennis courtsPets allowed with restrictions (cats and dogs OK, breed restrictions, max pet weight 35 lbs)

Exterior

Parking
Assigned covered parkingGuest parking1-car carport
Utilities
Public waterPublic sewerElectricity availableBB/HS internet availableSewer connectedWater available
Home design
Residential condominiumAttached property2 total storiesUnit on 2nd floorFaces northwestCompleted conditionPUD zoning
Construction
Block and stucco constructionTile roofSlab foundationBuilt as part of building number 600
Exterior features
Tennis courtsMature landscaping with trees

Interior

Kitchen
DishwasherRangeRange hoodRefrigeratorGas water heater
Bedrooms
2 bedrooms
Flooring
CarpetLaminate
Bathrooms
2 full bathrooms
Heating & cooling
Central heatingCentral air conditioning
Interior features
Ceiling fansLiving room/dining room comboSplit bedroom layoutWalk-in closetsWindow treatmentsBlinds
Laundry & utility
Washer hookupElectric dryer hookupInside laundry with laundry closetInside utility room

HOA detail $325/mo · $3,900/yr condo

Likely covers
pool
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-08
    days on market $142,500 Active 134 DOM
  2. 2026-08-07
    days on market $142,500 Active 133 DOM
  3. 2026-08-06
    days on market $142,500 Active 132 DOM
  4. 2026-08-05
    days on market $142,500 Active 131 DOM
  5. 2026-08-04
    days on market $142,500 Active 130 DOM
  6. 2026-08-03
    days on market $142,500 Active 129 DOM
  7. 2026-07-31
    days on market $142,500 Active 126 DOM
  8. 2026-07-30
    pricedays on market $142,500 Active 125 DOM
  9. 2026-07-30
    days on market $149,500 Active 124 DOM
  10. 2026-07-28
    days on market $149,500 Active 123 DOM
  11. 2026-07-26
    days on market $149,500 Active 121 DOM
  12. 2026-07-24
    days on market $149,500 Active 119 DOM
  13. 2026-07-23
    days on market $149,500 Active 118 DOM
  14. 2026-07-22
    days on market $149,500 Active 117 DOM
  15. 2026-07-21
    days on market $149,500 Active 116 DOM
  16. 2026-07-19
    days on market $149,500 Active 113 DOM
  17. 2026-07-18
    days on market $149,500 Active 112 DOM
  18. 2026-07-16
    days on market $149,500 Active 111 DOM
  19. 2026-07-15
    days on market $149,500 Active 110 DOM
  20. 2026-07-14
    days on market $149,500 Active 109 DOM
  21. 2026-07-13
    days on market $149,500 Active 108 DOM
  22. 2026-07-13
    days on market $149,500 Active 107 DOM
  23. 2026-07-11
    days on market $149,500 Active 106 DOM
  24. 2026-07-09
    days on market $149,500 Active 104 DOM
  25. 2026-07-07
    days on market $149,500 Active 102 DOM
  26. 2026-07-06
    days on market $149,500 Active 101 DOM
  27. 2026-07-05
    days on market $149,500 Active 100 DOM
  28. 2026-07-03
    days on market $149,500 Active 98 DOM
  29. 2026-07-02
    days on market $149,500 Active 97 DOM
  30. 2026-07-01
    days on market $149,500 Active 96 DOM
  31. 2026-06-30
    days on market $149,500 Active 95 DOM
  32. 2026-06-29
    days on market $149,500 Active 94 DOM
  33. 2026-06-28
    days on market $149,500 Active 93 DOM
  34. 2026-06-28
    days on market $149,500 Active 92 DOM
  35. 2026-06-27
    days on market $149,500 Active 91 DOM
  36. 2026-06-25
    days on market $149,500 Active 89 DOM
  37. 2026-06-23
    days on market $149,500 Active 87 DOM
  38. 2026-06-22
    days on market $149,500 Active 86 DOM
  39. 2026-06-18
    days on market $149,500 Active 83 DOM
  40. 2026-06-17
    days on market $149,500 Active 82 DOM
  41. 2026-06-16
    days on market $149,500 Active 81 DOM
  42. 2026-06-15
    days on market $149,500 Active 80 DOM
  43. 2026-06-13
    days on market $149,500 Active 78 DOM
  44. 2026-06-10
    days on market $149,500 Active 75 DOM
  45. 2026-06-09
    days on market $149,500 Active 74 DOM
  46. 2026-06-08
    days on market $149,500 Active 73 DOM
  47. 2026-06-07
    days on market $149,500 Active 72 DOM
  48. 2026-06-05
    days on market $149,500 Active 69 DOM
  49. 2026-06-03
    days on market $149,500 Active 68 DOM
  50. 2026-06-03
    days on market $149,500 Active 67 DOM

ⓘ 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 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$21,277
− Mortgage interest
−$7,982
− Property taxes
−$2,138
− Insurance
−$712
− Repairs & maintenance
−$1,702
− Management
−$1,702
− HOA
−$3,900
− Depreciation
−$4,145
Taxable loss
−$1,005
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$241
After-tax cash flow
$1,333/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $6,260–$18,780 screening

This move-in ready lakefront condo is in good condition with a good condition roof, exterior, and interior walls. The kitchen and bathroom could benefit from some minor repairs and updates to increase its resale value.

Repairs flagged

  • Minor Kitchen backsplash — The backsplash appears to be in good condition, but could be replaced for a more modern look.
  • Minor Bathroom faucet — The faucet appears to be in good condition, but could be replaced for a more modern look.

Value-add opportunities

  • Resale Painting the interior walls — Painting the interior walls can make the space feel brighter and more inviting, which can increase the home's appeal to potential buyers.
  • Resale Upgrading the kitchen backsplash — Upgrading the kitchen backsplash can add a modern touch and increase the home's appeal to potential buyers.
  • Resale Upgrading the bathroom faucet — Upgrading the bathroom faucet can add a modern touch and increase the home's appeal to potential buyers.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Jewett School Of The Arts D- FL #1,271/2,144 Nat'l #15,897/41,679 Middle Denison Middle School F FL #522/571 Nat'l #10,474/14,009 High Winter Haven Senior High School F FL #415/667 Nat'l #10,416/17,239

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
B Composite livability gradescore 74/100

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 · 752,975 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
10% of renters

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

Price history

1 event — show timeline
  • 2026-03-27 Listed $149,500 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…