2128 Bretton Ridge Blvd · Cypress Gardens, FL 33884

$289,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 124 Days on market

Built 2017 5,750 sqft lot $39/mo HOA · 2% of rent ↓ 11% since listing

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2128 Bretton Ridge Blvd, Winter Haven, FL 33884, a beautifully maintained 4-bedroom, 2-bath home built in 2017 and ideally situated in the desirable Winter Haven area of Polk County. With 1,560 square feet under roof, this move-in ready residence offers an open, thoughtfully designed floor plan that balances comfort and functionality. The spacious living and dining areas connect seamlessly to the kitchen, creating a bright, airy environment perfect for everyday living and entertaining alike. The primary suite serves as a private retreat, complete with an en-suite bath and generous closet space. Three additional bedrooms provide versatility for guests, a home office, or a growing

Key facts

• Screened rear patio
• Open floor plan
• Private retreat

Tags

• SCREENED REAR PATIO
• OPEN FLOOR PLAN
• PRIVATE RETREAT
• ESTABLISHED COMMUNITY
• EASY ACCESS TO SHOPPING
• MINUTES FROM DINING

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Homeowners association managed by Highland Community Manage/Joyce Martelli; HOA fees required: $470 annually (approximately $39.17/month); Association approval required; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (19 x 18) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; High-speed internet available; Phone available
• Home design: Single family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.13-acre lot
• Exterior features: Covered, enclosed and screened patio; Private mailbox; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Split bedroom layout; Programmable thermostat; Walk-in closet(s); Blinds on windows
• Laundry & utility: Washer; Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (28.3% below list).
• Recommended offer: $208k (28.3% below list) — sets the bar for 1% rule.

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: Elbert Elementary School (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 601 students, 62% 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 (+1.9%/yr); 680 active listings in the ZIP; 19 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 35% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $9k 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 124 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $290k implies a 1108% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,907 (28.3% 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 124 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 0.72% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 11.6

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: -21.4%
• Equity multiple: 0.27×
• Total profit: $-59,505
• Equity at exit: $43,225

10-year hold

• IRR: -17.5%
• Equity multiple: 0.08×
• Total profit: $-74,410
• Equity at exit: $25,065

Cash invested: $81,172 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$121
• HOA: −$39
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-160

Break-even live

Break-even rent $2,281

Max offer price $261,720

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 El Camino Dr #309 Winter Haven, FL	2.0	2.0	1579	$1,650	$1.04	14d	1	0.52mi
567 Cody Caleb Dr Winter Haven, FL	3.0	2.0	1642	$1,899	$1.16	23d	1	0.57mi
680 Grove St Winter Haven, FL	3.0	2.0	2080	$2,100	$1.01	14d	1	0.67mi
3005 Whispering Trails Dr Winter Haven, FL	4.0	3.0	2150	$1,909	$0.89	21d	1	0.70mi
855 Turner Ln Winter Haven, FL	3.0	2.0	2080	$1,890	$0.91	14d	1	0.70mi
122 Inman Blvd Winter Haven, FL	4.0	2.0	1896	$2,250	$1.19	3d	1	0.77mi
2845 Whispering Trails Dr Winter Haven, FL	3.0	2.0	1553	$1,800	$1.16	23d	1	0.78mi
2065 Whispering Trails Blvd Winter Haven, FL	3.0	2.0	1432	$2,000	$1.40	14d	1	0.82mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	23d	1	0.88mi
1050 Michelangelo Ln Winter Haven, FL	3.0	2.0	1659	$2,100	$1.27	14d	1	0.92mi
728 Lake Ned Rd Winter Haven, FL	3.0	2.0	1664	$2,000	$1.20	23d	1	0.92mi
942 Cattleman St Winter Haven, FL	3.0	2.0	1560	$2,200	$1.41	23d	1	0.92mi
116 Holmes Pl Winter Haven, FL	4.0	3.0	1875	$2,800	$1.49	23d	1	0.98mi
252 Santa Rosa Dr Winter Haven, FL	3.0	2.0	2116	$2,495	$1.18	23d	1	1.02mi
140 Poe Dr Winter Haven, FL	3.0	2.0	1906	$2,250	$1.18	23d	1	1.12mi
3601 Cypress Gardens Rd Unit 6 Winter Haven, FL	2.0	2.0	1200	$1,200	$1.00	23d	1	1.16mi
121 Longfellow Rd Winter Haven, FL	3.0	2.0	1395	$1,745	$1.25	3d	1	1.16mi
137 Woodland Dr Winter Haven, FL	3.0	2.0	1390	$2,000	$1.44	23d	1	1.45mi
3904 Osprey Pointe Cir Winter Haven, FL	3.0	2.0	1709	$1,950	$1.14	23d	1	1.46mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 17 events

1. 2026-06-18
   days on market $289,900 Active 124 DOM
2. 2026-06-17
   days on market $289,900 Active 123 DOM
3. 2026-06-16
   days on market $289,900 Active 122 DOM
4. 2026-06-15
   days on market $289,900 Active 121 DOM
5. 2026-06-13
   days on market $289,900 Active 119 DOM
6. 2026-06-10
   days on market $289,900 Active 116 DOM
7. 2026-06-09
   days on market $289,900 Active 115 DOM
8. 2026-06-08
   days on market $289,900 Active 114 DOM
9. 2026-06-07
   days on market $289,900 Active 113 DOM
10. 2026-06-05
    days on market $289,900 Active 110 DOM
11. 2026-06-03
    days on market $289,900 Active 108 DOM
12. 2026-06-01
    days on market $289,900 Active 107 DOM
13. 2026-05-31
    days on market $289,900 Active 106 DOM
14. 2026-02-15
    listed $289,900 Active
15. 2017-06-16
    soldstatus $24,000
16. 2016-02-29
    soldstatus $105,000
17. 2011-07-21
    soldstatus $325,000

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$943/yr (+$79/mo · 64.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $24,949
• − Mortgage interest: −$16,239
• − Property taxes: −$1,463
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$468
• − Depreciation: −$8,433
• Taxable loss: −$7,096
• Est. tax savings @ 24.0%: +$1,703
• After-tax cash flow: $-211/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
• City population: 121,740
• 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

-10.8% since first listed

4 events — show timeline

• 2026-02-15 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-16 Sold (Public Records) $24,000 Public Records
• 2016-02-29 Sold (Public Records) $105,000 Public Records
• 2011-07-21 Sold (Public Records) $325,000 Public Records

Property tax history

+18.6%/yr

Latest (2025): $1,463 · +11.5% YoY. Source: county tax records.