100 EL Camino Dr #111 · Cypress Gardens, FL 33884

$65,000

1 bd · 1.0 ba · 931 sqft · Condo public records · 164 Days on market

Built 1971 $660/mo HOA · 49% of rent

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

• 1% rule +10.0/10.0
• Cash flow +7.9/30.0
• 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
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 1 bedroom, 1 bath apartment is east of Overlook Dr in a 55+ community and is conveniently located near shopping, restaurants and Legoland. This unit offers a beautiful water view and is move-in ready. The interior features a freshly painted interior with new tile flooring through out for easy upkeep. Laundry room accessible from the kitchen or bedroom for convenience has full size washer & dry connections, exterior access and some additional storage space if needed. Assigned one car parking space. Community offers a pool and on-site laundry. Must See!

Key facts

• $660 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Other: Association amenities cover extensive services and utilities
• Financial info: Total annual HOA/condo fees: $7,920; Lease restrictions apply
• HOA & community: Monthly condo/HOA fee: $660 (fee includes cable TV, pool, electricity, gas, water, sewer, trash, internet, insurance, maintenance of structure and grounds, management, pest control, escrow reserves, fidelity bond, common area taxes); Association name: Randall Treadwell (association approval required); Community clubhouse and pool; Community laundry and maintenance provided; Community recreation facilities, community mailbox, street lights; Buyer approval required; No Truck/RV/Motorcycle parking; Senior community; Pets allowed (cats and dogs) with max pet weight ~15 lbs; Part-time management

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Fiber optics available; Natural gas connected; Water connected; Sewer connected; Fire hydrant nearby
• Home design: Condominium (residential); One level; Building named GRANADA; Faces east; Planned unit development
• Construction: Block and stucco construction; Other roof; Block foundation; Completed condition; Built on lot sized approximately 0.01 acre
• Exterior features: Sidewalk; Lagoon water view; Asphalt road; Private maintained road with road maintenance agreement

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom (1st floor)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Thermostat; Window treatments; Building elevator
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Inside laundry (laundry closet / laundry room); Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $-69 ($-825/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (18.7% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $53k (18.7% below list) — sets the bar for cash-flow.

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: Garden Grove Elementary School (math 49% / reading 40%, grade F, #1,288 of 2,144 statewide, top 62%, 723 students, 46% FRL); 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 (+1.9%/yr); 680 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask is 4233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $52,862 (18.7% 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 164 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.06% ✓
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 4.0

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: -26.4%
• Equity multiple: 0.12×
• Total profit: $-15,938
• Equity at exit: $9,692

10-year hold

• IRR: -33.2%
• Equity multiple: -0.30×
• Total profit: $-23,623
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$341
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$27
• HOA: −$660
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-69

Break-even live

Break-even rent $1,425

Max offer price $52,862

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-50	+0% $-69	+5% $-87	+10% $-106
Rent	-10% $-174	-5% $-122	+0% $-69	+5% $-16	+10% $37
Rate	-1.0pp $-36	-0.5pp $-52	base $-69	+0.5pp $-86	+1.0pp $-103

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: $16,250
• Closing costs: $1,950
• 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	0.08mi
630 Pavare Ct #630 Winter Haven, FL	2.0	2.0	823	$1,250	$1.52	24d	1	0.09mi
400 El Camino Dr #123 Winter Haven, FL	1.0	1.5	768	$1,175	$1.53	24d	1	0.09mi
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	24d	1	0.17mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,259	$1.23	3d	8	1.39mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $65,000 Active 164 DOM
2. 2026-06-17
   days on market $65,000 Active 163 DOM
3. 2026-06-16
   days on market $65,000 Active 162 DOM
4. 2026-06-15
   days on market $65,000 Active 161 DOM
5. 2026-06-13
   days on market $65,000 Active 159 DOM
6. 2026-06-10
   days on market $65,000 Active 156 DOM
7. 2026-06-09
   days on market $65,000 Active 155 DOM
8. 2026-06-08
   days on market $65,000 Active 154 DOM
9. 2026-06-07
   days on market $65,000 Active 153 DOM
10. 2026-06-05
    days on market $65,000 Active 150 DOM
11. 2026-06-03
    days on market $65,000 Active 148 DOM
12. 2026-06-01
    days on market $65,000 Active 147 DOM
13. 2026-05-31
    days on market $65,000 Active 146 DOM
14. 2026-04-17
    listed $1,500
15. 2026-02-21
    price $71,000
16. 2026-01-05
    listed $80,000 Active
17. 2024-02-29
    soldstatus $92,000
18. 2024-02-27
    soldstatus $92,000 Closed 577-char remark

    Show marketing remark (577 chars)

    This spacious 1 bedroom, 1 bath apartment is east of Overlook Dr in a 55+ community and is conveniently located near shopping, restaurants and Legoland. This unit offers a beautiful water view and is move-in ready. The interior features a freshly painted interior with new tile flooring through out for easy upkeep. Laundry room accessible from the kitchen or bedroom for convenience has full size washer & dry connections, exterior access and some additional storage space if needed. Assigned one car parking space. Community offers a pool and on-site laundry. Must See!

19. 2024-02-07
    status Pending 577-char remark

    Show marketing remark (577 chars)

    This spacious 1 bedroom, 1 bath apartment is east of Overlook Dr in a 55+ community and is conveniently located near shopping, restaurants and Legoland. This unit offers a beautiful water view and is move-in ready. The interior features a freshly painted interior with new tile flooring through out for easy upkeep. Laundry room accessible from the kitchen or bedroom for convenience has full size washer & dry connections, exterior access and some additional storage space if needed. Assigned one car parking space. Community offers a pool and on-site laundry. Must See!

20. 2023-09-19
    price $99,900 577-char remark

    Show marketing remark (577 chars)

    This spacious 1 bedroom, 1 bath apartment is east of Overlook Dr in a 55+ community and is conveniently located near shopping, restaurants and Legoland. This unit offers a beautiful water view and is move-in ready. The interior features a freshly painted interior with new tile flooring through out for easy upkeep. Laundry room accessible from the kitchen or bedroom for convenience has full size washer & dry connections, exterior access and some additional storage space if needed. Assigned one car parking space. Community offers a pool and on-site laundry. Must See!

21. 2023-09-06
    listed $104,900 Active 577-char remark

    Show marketing remark (577 chars)

    This spacious 1 bedroom, 1 bath apartment is east of Overlook Dr in a 55+ community and is conveniently located near shopping, restaurants and Legoland. This unit offers a beautiful water view and is move-in ready. The interior features a freshly painted interior with new tile flooring through out for easy upkeep. Laundry room accessible from the kitchen or bedroom for convenience has full size washer & dry connections, exterior access and some additional storage space if needed. Assigned one car parking space. Community offers a pool and on-site laundry. Must See!

22. 2023-06-20
    historical
23. 2008-02-20
    soldstatus $55,900
24. 2008-02-19
    soldstatus $55,900 294-char remark

    Show marketing remark (294 chars)

    WELL CARED FOR CONDO IN ORCHID SPRINGS, LOCATED IN THE GRANADA BUILDING . THIS UNIT IS PRICED TO SELL AND MOVE IN READY WITH PARTIAL FURNISHING. ENJOY A QUIET MORNING OR EVENING STROLL AROUND THE POND THAT THIS UNIT BACKS UP TO. PERFECTFOR YEAR ROUND OR SEASONAL LIVING. HOME WARRANTY INCLUDED.

25. 2007-09-18
    listed $59,900 294-char remark

    Show marketing remark (294 chars)

    WELL CARED FOR CONDO IN ORCHID SPRINGS, LOCATED IN THE GRANADA BUILDING . THIS UNIT IS PRICED TO SELL AND MOVE IN READY WITH PARTIAL FURNISHING. ENJOY A QUIET MORNING OR EVENING STROLL AROUND THE POND THAT THIS UNIT BACKS UP TO. PERFECTFOR YEAR ROUND OR SEASONAL LIVING. HOME WARRANTY INCLUDED.

26. 2002-09-16
    soldstatus $34,000
27. 1999-12-16
    soldstatus $43,000
28. 1986-12-01
    soldstatus $32,500

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,062
• − Mortgage interest: −$3,641
• − Property taxes: −$1,178
• − Insurance: −$325
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − HOA: −$7,920
• − Depreciation: −$1,891
• Taxable loss: −$1,463
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $-473/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

-95.4% since first listed

15 events — show timeline

• 2026-04-17 Listed for Rent $1,500 STELLARMLS
• 2026-02-21 Price Changed $71,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Sold (Public Records) $92,000 Public Records
• 2024-02-27 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-19 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-20 Rental Removed — STELLARMLS
• 2008-02-20 Sold (Public Records) $55,900 Public Records
• 2008-02-19 Sold (MLS) $55,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-18 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2002-09-16 Sold (Public Records) $34,000 Public Records
• 1999-12-16 Sold (Public Records) $43,000 Public Records
• 1986-12-01 Sold (Public Records) $32,500 Public Records

Property tax history

+38.7%/yr

Latest (2025): $1,178 · +15.8% YoY. Source: county tax records.