1100 Martinique Dr #203 · Cypress Gardens, FL 33884

$115,000

1 bd · 1.0 ba · 826 sqft · Condo public records · 358 Days on market

Built 1974 $267/mo HOA · 20% 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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.4/10.0
• 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 MLS

Beautiful 2 bd/1 ba apartment in Orchid Springs! Luxury vinyl flooring throughout, sunroom in one of the bedrooms, and plenty of windows to provide natural light. Sitting in a quiet and well maintained neighborhood, your HOA dues also cover gas, water, sewer, and trash disposal. Conveniently located close to dining, shopping, and LEGOLAND, there's so much here to love. Call today, this won't last!

Key facts

• Laminate flooring
• New appliance suite
• Ceiling fans

Tags

• NEW APPLIANCE SUITE
• GAS RANGE
• NEW CABINETRY
• CEILING FANS
• LAMINATE FLOORING
• LOW HOA

Property features AI

Finance

• Other: Tax information available (not included per instructions)
• Financial info: Total monthly fees: $267.60; Total annual fees: $3,211.20; Lease restrictions apply
• HOA & community: HOA managed by Veronay/Garrison Property Services; Monthly HOA fee of $267.60; includes common area taxes, gas, structure maintenance, grounds maintenance, and trash; Association approval required; Pets allowed

Exterior

• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected; No water source specified
• Home design: Condominium; One story; Unit on second floor; Faces north
• Construction: Concrete construction; Membrane roof; Slab foundation; Built area approximately 826 (public records)
• Exterior features: Sidewalk; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Community mailboxes and sidewalks within the community
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $22 ($260/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (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 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 $795 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.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask is 6116% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 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. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 7.2

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-18,548
• Equity at exit: $17,147

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-19,564
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$48
• HOA: −$267
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $22

Break-even live

Break-even rent $1,309

Max offer price $115,000

Occupancy floor 93%

Sensitivity live

Price	-10% $87	-5% $54	+0% $22	+5% $-11	+10% $-43
Rent	-10% $-84	-5% $-31	+0% $22	+5% $74	+10% $127
Rate	-1.0pp $80	-0.5pp $51	base $22	+0.5pp $-8	+1.0pp $-38

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: $28,750
• Closing costs: $3,450
• 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	0.03mi
630 Pavare Ct #630 Winter Haven, FL	2.0	2.0	823	$1,250	$1.52	24d	1	0.03mi
400 El Camino Dr #123 Winter Haven, FL	1.0	1.5	768	$1,175	$1.53	24d	1	0.05mi
150 El Dorado #208 Winter Haven, FL	1.0	1.0	1078	$1,300	$1.21	24d	1	0.23mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,259	$1.23	4d	8	1.32mi

HOA detail condo

• Monthly dues: $267 · $3,204/yr
• Likely covers: watersewertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-18
   days on market $115,000 Active 358 DOM
2. 2026-06-17
   days on market $115,000 Active 357 DOM
3. 2026-06-16
   days on market $115,000 Active 356 DOM
4. 2026-06-15
   days on market $115,000 Active 355 DOM
5. 2026-06-13
   days on market $115,000 Active 353 DOM
6. 2026-06-10
   days on market $115,000 Active 350 DOM
7. 2026-06-09
   days on market $115,000 Active 349 DOM
8. 2026-06-08
   days on market $115,000 Active 348 DOM
9. 2026-06-07
   days on market $115,000 Active 347 DOM
10. 2026-06-05
    days on market $115,000 Active 344 DOM
11. 2026-06-03
    days on market $115,000 Active 342 DOM
12. 2026-06-01
    days on market $115,000 Active 341 DOM
13. 2026-05-31
    days on market $115,000 Active 340 DOM
14. 2026-02-13
    price $115,000
15. 2026-02-13
    status Active
16. 2026-01-26
    historical $1,500
17. 2026-01-26
    historical
18. 2026-01-03
    price $125,000
19. 2025-12-17
    price $1,500
20. 2025-11-13
    price $128,900
21. 2025-11-08
    listed $1,850
22. 2025-07-31
    price $129,900
23. 2025-07-31
    price $1,299,000
24. 2025-06-08
    listed $134,900 Active
25. 2025-06-02
    historical
26. 2025-03-20
    status Active
27. 2025-03-04
    historical
28. 2024-10-04
    listed $134,900 Active
29. 2023-10-10
    soldstatus $108,000
30. 2023-10-05
    soldstatus $108,000 Closed 400-char remark

    Show marketing remark (400 chars)

    Beautiful 2 bd/1 ba apartment in Orchid Springs! Luxury vinyl flooring throughout, sunroom in one of the bedrooms, and plenty of windows to provide natural light. Sitting in a quiet and well maintained neighborhood, your HOA dues also cover gas, water, sewer, and trash disposal. Conveniently located close to dining, shopping, and LEGOLAND, there's so much here to love. Call today, this won't last!

31. 2023-09-02
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Beautiful 2 bd/1 ba apartment in Orchid Springs! Luxury vinyl flooring throughout, sunroom in one of the bedrooms, and plenty of windows to provide natural light. Sitting in a quiet and well maintained neighborhood, your HOA dues also cover gas, water, sewer, and trash disposal. Conveniently located close to dining, shopping, and LEGOLAND, there's so much here to love. Call today, this won't last!

32. 2023-08-25
    listed $110,000 Active 400-char remark

    Show marketing remark (400 chars)

    Beautiful 2 bd/1 ba apartment in Orchid Springs! Luxury vinyl flooring throughout, sunroom in one of the bedrooms, and plenty of windows to provide natural light. Sitting in a quiet and well maintained neighborhood, your HOA dues also cover gas, water, sewer, and trash disposal. Conveniently located close to dining, shopping, and LEGOLAND, there's so much here to love. Call today, this won't last!

33. 2023-08-14
    historical $1,375
34. 2023-08-01
    price $1,375
35. 2023-07-12
    price $1,400
36. 2021-09-28
    soldstatus $78,000
37. 2021-09-27
    soldstatus $78,000 Closed
38. 2021-09-14
    status Pending
39. 2021-09-08
    status Active
40. 2021-07-18
    status Pending
41. 2021-07-14
    listed $89,900 Active
42. 2020-01-07
    soldstatus $53,000 Sold
43. 2020-01-07
    soldstatus $53,000
44. 2019-12-17
    status Pending
45. 2019-11-11
    listed $57,500 Active
46. 2005-08-26
    soldstatus $69,100

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,033
• − Mortgage interest: −$6,442
• − Property taxes: −$1,390
• − Insurance: −$575
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$3,204
• − Depreciation: −$3,345
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $618/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

+66.4% since first listed

33 events — show timeline

• 2026-02-13 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Rental Removed $1,500 STELLARMLS
• 2026-01-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $1,500 STELLARMLS
• 2025-11-13 Price Changed $128,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Listed for Rent $1,850 STELLARMLS
• 2025-07-31 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $1,299,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-08 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-04 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-10 Sold (Public Records) $108,000 Public Records
• 2023-10-05 Sold (MLS) $108,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-25 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-14 Rental Removed $1,375 STELLARMLS
• 2023-08-01 Price Changed $1,375 STELLARMLS
• 2023-07-12 Price Changed $1,400 STELLARMLS
• 2021-09-28 Sold (Public Records) $78,000 Public Records
• 2021-09-27 Sold (MLS) $78,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-14 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2020-01-07 Sold (Public Records) $53,000 Public Records
• 2020-01-07 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listed $57,500 Stellar MLS as Distributed by MLS Grid
• 2005-08-26 Sold (Public Records) $69,100 Public Records

Property tax history

+20.8%/yr

Latest (2025): $1,390 · +0.5% YoY. Source: county tax records.