1550 11th St NE Unit F2 · Winter Haven, FL 33881

$119,000

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 258 Days on market

Built 1976 $361/mo HOA · 22% 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).

• Cash flow +16.1/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this 2-bedroom, 2-bathroom ground-floor condo in the desirable Lake Buckeye community. This home features a bonus room and includes the washer and dryer for move-in ease. Step inside and enjoy seamless indoor-outdoor living with a cozy open patio off the dining area. The community enhances your lifestyle with amenities such as a sparkling pool, fishing pier, dock all while showcasing tranquil views of Lake Buckeye that make every day feel like a retreat. Ideally located just minutes from Polk State College, Winter Haven Hospital, Bond and Gessler Clinics, and the lively downtown of Winter Haven, you’ll enjoy easy access to dining, bre

Key facts

• Open patio
• Fishing pier
• Ground floor condo

Tags

• GROUND FLOOR CONDO
• BONUS ROOM
• IN UNIT LAUNDRY HOOKUPS
• OPEN PATIO
• FISHING PIER
• DOCK

Property features AI

Finance

• Financial info: Total monthly fees $361; Total annual fees $4,332; Lease restrictions apply
• HOA & community: Monthly condo fee $361 (includes common area taxes, pool, escrow reserves, structure and grounds maintenance, recreational facilities, security, trash); Association managed by Garrison Property Management; Community clubhouse and pool; Association recreation (owned), community mailbox, deed restrictions, street lights; Pets not allowed

Exterior

• Security: Community provides security (included in association services)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Underground utilities; Water connected; Sewer connected; Irrigation equipment
• Home design: Condominium; One story; Ground-floor unit (Building F, Unit F2); Unit faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building F
• Exterior features: French doors; Lake access with fishing pier

Interior

• Kitchen: Cooktop; Range hood; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room and dining room combo; Thermostat
• Laundry & utility: Laundry in kitchen; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% 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 (+2.1%/yr); 491 active listings in the ZIP; 21 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 34% 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 $823 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 258 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1976 — 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. 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?
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: 1.37% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-16,638
• Equity at exit: $17,743

10-year hold

• IRR: -7.1%
• Equity multiple: 0.57×
• Total profit: $-14,329
• Equity at exit: $10,289

Cash invested: $33,320 (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 33881

• Home prices YoY: -24.3%
• Rents YoY: 2.1%
• Active inventory: 491
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$624
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$50
• HOA: −$361
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $60

Break-even live

Break-even rent $1,548

Max offer price $119,000

Occupancy floor 91%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 11th St NE Unit G3 Winter Haven, FL	2.0	2.0	1148	$1,325	$1.15	14d	1	0.04mi
1331 11th St NE Winter Haven, FL	3.0	2.0	1200	$2,190	$1.82	23d	1	0.16mi
2007 9th St NE Winter Haven, FL	3.0	2.0	1242	$1,750	$1.41	23d	1	0.54mi
1200 6th St NE Winter Haven, FL	3.0	2.0	1224	$1,585	$1.29	14d	1	0.70mi
850 17th Ter NE Winter Haven, FL	2.0	1.0	1206	$1,520	$1.26	3d	1	0.81mi
1730 Broxey Ct NE Winter Haven, FL	2.0	1.0	750	$1,050	$1.40	23d	1	1.05mi
1708 2nd St NW Unit B Winter Haven, FL	2.0	2.0	1000	$1,525	$1.52	23d	1	1.14mi
1743 Avenue C NE Winter Haven, FL	3.0	2.0	1016	$1,595	$1.57	3d	1	1.17mi
1830 2nd St NW Winter Haven, FL	3.0	1.0	1075	$1,600	$1.49	23d	1	1.19mi
235 Palmetto Ave NW Winter Haven, FL	2.0	2.0	1024	$1,195	$1.17	23d	1	1.21mi
324 Avenue Y NE Unit B Winter Haven, FL	2.0	2.0	904	$1,550	$1.71	23d	1	1.22mi
1705 3rd St NW Unit A Winter Haven, FL	3.0	2.0	1472	$1,650	$1.12	23d	1	1.24mi
430 Avenue B NE Winter Haven, FL	2.0	1.0	866	$1,275	$1.47	23d	1	1.24mi
140 W Avenue Northwest Apt 3 Winter Haven, FL	2.0	1.0	800	$1,100	$1.38	23d	1	1.27mi
395 Quentin Ave NW Unit 397 Winter Haven, FL	2.0	1.5	912	$1,450	$1.59	23d	1	1.32mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	23d	1	1.35mi
136 Avenue C NE Winter Haven, FL	2.0	1.0	750	$1,099	$1.47	23d	1	1.37mi
207 S Lake Silver Dr NW Winter Haven, FL	2.0	2.0	1116	$1,399	$1.25	23d	1	1.38mi
407 Avenue A SE Winter Haven, FL	3.0	2.0	1124	$1,700	$1.51	23d	1	1.40mi
103 4th St SE Unit A Winter Haven, FL	2.0	1.0	1014	$1,399	$1.38	3d	1	1.41mi
245 Winter Ridge Blvd Winter Haven, FL	2.0	2.0	1073	$1,550	$1.44	3d	1	1.49mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-17
   status $119,000 Pending 258 DOM
2. 2026-06-17
   days on market $119,000 Active 258 DOM
3. 2026-06-16
   days on market $119,000 Active 257 DOM
4. 2026-06-15
   days on market $119,000 Active 256 DOM
5. 2026-06-13
   days on market $119,000 Active 254 DOM
6. 2026-06-10
   days on market $119,000 Active 251 DOM
7. 2026-06-09
   days on market $119,000 Active 250 DOM
8. 2026-06-08
   days on market $119,000 Active 249 DOM
9. 2026-06-07
   days on market $119,000 Active 248 DOM
10. 2026-06-05
    days on market $119,000 Active 245 DOM
11. 2026-06-03
    days on market $119,000 Active 243 DOM
12. 2026-06-01
    pricedays on market $119,000 Active 242 DOM
13. 2026-05-31
    days on market $120,000 Active 241 DOM
14. 2026-04-01
    price $120,000
15. 2026-03-24
    price $122,000
16. 2026-03-06
    price $123,500
17. 2026-02-17
    price $125,000
18. 2026-02-17
    price $124,900
19. 2025-12-29
    price $128,900
20. 2025-10-02
    listed $129,900 Active
21. 2022-07-15
    soldstatus $134,500
22. 2008-10-07
    historical
23. 2008-04-09
    listed $89,500
24. 2004-02-02
    soldstatus $53,000
25. 1999-01-14
    soldstatus $38,500
26. 1998-12-30
    soldstatus $38,500

ⓘ 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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/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: $19,495
• − Mortgage interest: −$6,666
• − Property taxes: −$2,264
• − Insurance: −$595
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$4,332
• − Depreciation: −$3,462
• Taxable loss: −$942
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $948/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
• 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: 1270.0

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 0.68)
• 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: —

Market trends

• HPI YoY: ▼ -88.95%
• Current HPI: 277.0597
• Rent YoY: ▲ 2.10%
• 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

+211.7% since first listed

13 events — show timeline

• 2026-04-01 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $122,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $123,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $128,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Sold (Public Records) $134,500 Public Records
• 2008-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-09 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 2004-02-02 Sold (Public Records) $53,000 Public Records
• 1999-01-14 Sold (Public Records) $38,500 Public Records
• 1998-12-30 Sold (Public Records) $38,500 Public Records

Property tax history

+22.7%/yr

Latest (2025): $2,264 · -4.7% YoY. Source: county tax records.