2217 Knights Rd · Winter Haven, FL 33880

$102,000

2 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 28 Days on market

Built 1984 2,862 sqft lot $137/mo HOA · 9% 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 +28.4/30.0
• 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

Listing remarks

Amazing potential. This 2-bedroom, 2-bathroom townhouse features a spacious 1,252 square foot floor plan and is located in the established Stonebridge community.

Key facts

• $137 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Total acreage approximately 0.07 acres
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Garrison Property Services; Monthly HOA fee of $137 covering pool and grounds maintenance; Deed restrictions; Community pool; Cats and dogs allowed

Exterior

• Parking: Covered parking; 2-space carport
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential townhouse; One level; West-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building number 2217
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $100k (1.5% 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: schools C-, employment C-, amenities 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.
• Market conditions: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 26 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).
• This rent runs 34% of the median local income ($56k/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 $705 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $102k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $100,470 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 5.3

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,871
• Equity at exit: $15,209

10-year hold

• IRR: 12.6%
• Equity multiple: 1.97×
• Total profit: $27,741
• Equity at exit: $8,819

Cash invested: $28,560 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$535
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$42
• HOA: −$137
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $331

Break-even live

Break-even rent $1,180

Max offer price $102,000

Occupancy floor 74%

Sensitivity live

Price	-10% $389	-5% $360	+0% $331	+5% $302	+10% $273
Rent	-10% $205	-5% $268	+0% $331	+5% $394	+10% $457
Rate	-1.0pp $382	-0.5pp $357	base $331	+0.5pp $305	+1.0pp $278

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Avenue O SW Unit 201 Winter Haven, FL	2.0	2.0	1015	$1,400	$1.38	20d	1	0.21mi
1874 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,250	$1.26	4d	1	0.38mi
1870 Avenue Q SW Winter Haven, FL	2.0	1.5	960	$1,199	$1.25	4d	1	0.38mi
1625 Wallace Manor Blvd Winter Haven, FL	3.0	2.0	1700	$1,850	$1.09	24d	1	0.38mi
1860 Avenue Q SW Winter Haven, FL	2.0	1.5	995	$1,199	$1.21	20d	1	0.38mi
1304 15th St SW Winter Haven, FL	3.0	1.0	900	$1,750	$1.94	24d	1	0.47mi
310 Mayfair Pl SW Winter Haven, FL	2.0	2.0	1240	$1,525	$1.23	24d	1	0.52mi
102 Landings Way Winter Haven, FL	1.0–2.0	1.0–2.0	738	$1,385	$1.88	4d	9	0.62mi
2214 Avenue B SW Winter Haven, FL	3.0	2.0	1336	$1,775	$1.33	24d	1	0.72mi
265 25th St SW Unit B Winter Haven, FL	2.0	1.0	880	$1,200	$1.36	24d	1	0.75mi
2416 Avenue B SW Winter Haven, FL	3.0	2.0	1373	$2,000	$1.46	24d	1	0.75mi
1300 S Lake Howard Dr Winter Haven, FL	1.0–3.0	1.5–2.0	1464	$1,788	$1.22	11d	20	0.77mi
2414 Avenue A Ter NW Winter Haven, FL	3.0	2.0	1456	$1,900	$1.30	15d	1	0.98mi
760 Avenue C SW Unit 104 Winter Haven, FL	3.0	3.0	1523	$1,750	$1.15	24d	1	1.04mi
333 Lake Howard Dr NW Unit 312C Winter Haven, FL	2.0	2.0	1030	$1,425	$1.38	24d	1	1.08mi
604 Patrick Ave Winter Haven, FL	3.0	1.0	1170	$1,850	$1.58	4d	1	1.08mi
502 Glad Rd Winter Haven, FL	3.0	2.0	1340	$1,815	$1.35	15d	1	1.10mi
701 Bates Ave SW Unit 101 Winter Haven, FL	3.0	1.0	1000	$1,600	$1.60	24d	1	1.13mi
701 Bates Ave SW Unit 102 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	24d	1	1.13mi
701 Bates Ave SW Unit 203 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	4d	1	1.13mi
506 Holt Cir Winter Haven, FL	3.0	2.0	1032	$1,675	$1.62	4d	1	1.24mi
309 Vaniman Ave Winter Haven, FL	3.0	1.0	1089	$1,610	$1.48	24d	1	1.34mi
265 East St Winter Haven, FL	2.0	1.0–2.0	757	$2,250	$2.97	3d	41	1.34mi
2014 S Lake Cannon Dr NW Winter Haven, FL	3.0	2.0	1403	$2,350	$1.67	24d	1	1.41mi
200 Avenue C SW Winter Haven, FL	1.0–2.0	1.0–2.0	851	$1,950	$2.29	4d	12	1.44mi
240 2nd St SW #201 Winter Haven, FL	2.0	2.0	1241	$1,725	$1.39	24d	1	1.49mi

HOA detail

• Monthly dues: $137 · $1,644/yr

Listing history 18 events

1. 2026-06-18
   days on market $102,000 Active 28 DOM
2. 2026-06-17
   days on market $102,000 Active 27 DOM
3. 2026-06-16
   days on market $102,000 Active 26 DOM
4. 2026-06-15
   days on market $102,000 Active 25 DOM
5. 2026-06-13
   days on market $102,000 Active 23 DOM
6. 2026-06-10
   days on market $102,000 Active 20 DOM
7. 2026-06-09
   days on market $102,000 Active 19 DOM
8. 2026-06-08
   days on market $102,000 Active 18 DOM
9. 2026-06-07
   days on market $102,000 Active 17 DOM
10. 2026-06-05
    days on market $102,000 Active 14 DOM
11. 2026-06-03
    days on market $102,000 Active 13 DOM
12. 2026-06-03
    days on market $102,000 Active 12 DOM
13. 2026-06-01
    days on market $102,000 Active 11 DOM
14. 2026-05-31
    days on market $102,000 Active 10 DOM
15. 2026-05-21
    listed $102,000 Active
16. 1998-10-28
    soldstatus $42,900
17. 1996-03-21
    soldstatus $24,300
18. 1995-10-10
    soldstatus $440,000

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,191
• − Mortgage interest: −$5,714
• − Property taxes: −$2,616
• − Insurance: −$510
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − HOA: −$1,644
• − Depreciation: −$2,967
• Taxable income: $2,670
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,332/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

-76.8% since first listed

4 events — show timeline

• 2026-05-21 Listed $102,000 Stellar MLS as Distributed by MLS Grid
• 1998-10-28 Sold (Public Records) $42,900 Public Records
• 1996-03-21 Sold (Public Records) $24,300 Public Records
• 1995-10-10 Sold (Public Records) $440,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $2,616 · -5.4% YoY. Source: county tax records.