400 EL Camino Dr #223 · Cypress Gardens, FL 33884

$59,900

1 bd · 1.0 ba · 850 sqft · Condo public records · 223 Days on market

Built 1974 $206/mo HOA · 15% 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

Welcome Home to Orchid Springs Village! Step into comfort with this inviting 1-bedroom, 1.5-bath condo located on the second floor of the peaceful Orchid Springs 55+ community. Surrounded by mature landscaping, this residence offers a quiet and comfortable setting, ideal for those looking to enjoy a relaxed Florida lifestyle. You’ll appreciate being conveniently close to shopping, dining, medical facilities, Winter Haven Hospital, US Hwy 27, and I-4. The monthly HOA fee covers water, sewer, trash, natural gas, lawn maintenance, grounds upkeep, and use of the community room, allowing for easy, maintenance-free living. An assigned parking space is included, and one pet is welcome wit

Key facts

• Quiet setting
• Mature landscaping
• $206 HOA

Tags

• MATURE LANDSCAPING
• QUIET SETTING
• CONVENIENTLY CLOSE TO SHOPPING
• CONVENIENTLY CLOSE TO DINING
• MAINTENANCE FREE LIVING
• ASSIGNED PARKING SPACE

Property features AI

Finance

• Other: No CDD; No homestead; No lease restrictions; Public records list living area as 850 square feet
• HOA & community: HOA managed by Garrison Property Services; Monthly condo fee $206 (includes insurance, structure maintenance, grounds maintenance, sewer, trash, water); Annual HOA/condo fees total $2,472; Condo land included; Deed restrictions and sidewalks in community; Senior community; Pets allowed (maximum about 28 lbs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential condominium; One story; Faces northeast; Unit on 2nd floor
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 400
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combined; 3 total rooms
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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: schools 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.
• 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 23d 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 $414 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $13k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $60k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.23% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.35%
• DSCR: 2.35
• GRM: 3.7

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: 23.6%
• Equity multiple: 1.95×
• Total profit: $15,999
• Equity at exit: $8,931

10-year hold

• IRR: 30.7%
• Equity multiple: 3.59×
• Total profit: $43,471
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$314
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$25
• HOA: −$206
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $424

Break-even live

Break-even rent $800

Max offer price $59,900

Occupancy floor 63%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 El Camino Dr #123 Winter Haven, FL	1.0	1.5	768	$1,175	$1.53	23d	1	0.02mi
1100 Martinique Dr Winter Haven, FL	2.0	1.0	826	$1,299	$1.57	23d	1	0.03mi
630 Pavare Ct #630 Winter Haven, FL	2.0	2.0	823	$1,250	$1.52	23d	1	0.09mi
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	23d	1	0.21mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,259	$1.23	3d	8	1.30mi

HOA detail condo

• Monthly dues: $206 · $2,472/yr
• Likely covers: watersewertrashgaslandscapingparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $59,900 Active 223 DOM
2. 2026-06-17
   days on market $59,900 Active 222 DOM
3. 2026-06-16
   days on market $59,900 Active 221 DOM
4. 2026-06-15
   days on market $59,900 Active 220 DOM
5. 2026-06-13
   days on market $59,900 Active 218 DOM
6. 2026-06-10
   days on market $59,900 Active 215 DOM
7. 2026-06-09
   days on market $59,900 Active 214 DOM
8. 2026-06-08
   days on market $59,900 Active 213 DOM
9. 2026-06-07
   days on market $59,900 Active 212 DOM
10. 2026-06-05
    days on market $59,900 Active 209 DOM
11. 2026-06-03
    days on market $59,900 Active 207 DOM
12. 2026-06-01
    days on market $59,900 Active 206 DOM
13. 2026-05-31
    days on market $59,900 Active 205 DOM
14. 2026-04-27
    status Active
15. 2026-04-24
    historical
16. 2026-01-09
    price $59,900
17. 2025-11-04
    listed $72,900 Active
18. 2025-10-23
    historical
19. 2025-10-21
    status Active
20. 2025-10-21
    price $74,000
21. 2025-10-20
    historical
22. 2025-07-08
    price $74,900
23. 2024-12-16
    price $85,000
24. 2024-10-02
    status Active
25. 2024-07-19
    status Pending
26. 2024-06-19
    listed $89,900 Active
27. 1996-02-29
    soldstatus $28,000

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/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 ≥108°F today · 22 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: $16,041
• − Mortgage interest: −$3,355
• − Property taxes: −$1,041
• − Insurance: −$300
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$2,472
• − Depreciation: −$1,743
• Taxable income: $4,564
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $3,995/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

+113.9% since first listed

14 events — show timeline

• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $72,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $74,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-19 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1996-02-29 Sold (Public Records) $28,000 Public Records

Property tax history

+24.0%/yr

Latest (2025): $1,041 · +10.3% YoY. Source: county tax records.