221 Avenue F SE · Winter Haven, FL 33880

$185,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 41 Days on market

Built 1948 6,970 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * No blind offers will be accepted. * * Old school charm and a fantastic SE location are just a few of the things that could be said about this property! This is a 2 bedroom 1 bath home with tons of character. Larger than average backyard and even a little picket fence to help you call this house a home. Call for your private showing today!

Key facts

• Fenced back yard
• Built ins
• Open bright kitchen

Tags

• FENCED BACK YARD
• DOG WASHING STATION
• ORIGINAL HARDWOOD FLOORS
• OPEN BRIGHT KITCHEN
• BUILT INS
• UPDATED HVAC

Property features AI

Finance

• Other: Property is homesteaded; Zoned R-1B; Lot approximately 0.16 acres; Paved road access
• HOA & community: No association indicated

Exterior

• Parking: 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single-family residence; One story; Faces south
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built using standard residential construction materials
• Exterior features: Exterior storage

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Free-standing fireplace in living room
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry area with unspecified features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $11 ($130/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (20.3% below list).
• Recommended offer: $147k (20.3% below list) — sets the bar for 1% rule.

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; 40 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 41 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,356 (20.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.5

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-30,123
• Equity at exit: $27,584

10-year hold

• IRR: -9.2%
• Equity multiple: 0.45×
• Total profit: $-28,735
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$970
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $11

Break-even live

Break-even rent $1,460

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $116	-5% $63	+0% $11	+5% $-42	+10% $-94
Rent	-10% $-106	-5% $-47	+0% $11	+5% $69	+10% $127
Rate	-1.0pp $104	-0.5pp $58	base $11	+0.5pp $-37	+1.0pp $-86

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 2nd St SE Winter Haven, FL	3.0	1.0	1072	$1,195	$1.11	3d	1	0.07mi
332 Avenue D SE Winter Haven, FL	2.0	2.0	1090	$1,800	$1.65	3d	1	0.11mi
151 Avenue C SW Winter Haven, FL	2.0	1.0	819	$1,300	$1.59	24d	1	0.21mi
106 Avenue D SW Winter Haven, FL	2.0	1.0	920	$1,600	$1.74	3d	1	0.23mi
403 Avenue J SE Winter Haven, FL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.26mi
209 Avenue B SE Winter Haven, FL	2.0	1.0	720	$1,500	$2.08	15d	1	0.31mi
534 Avenue H SE Winter Haven, FL	1.0	1.0	555	$875	$1.58	3d	1	0.33mi
200 Avenue C SW Winter Haven, FL	1.0–2.0	1.0–2.0	851	$1,950	$2.29	3d	12	0.35mi
609 Avenue G SE Winter Haven, FL	2.0	1.0	875	$1,399	$1.60	24d	1	0.37mi
163 Avenue A SE Winter Haven, FL	2.0	1.5	854	$1,250	$1.46	24d	1	0.38mi
611 Avenue G SE Winter Haven, FL	2.0	1.0	875	$1,299	$1.48	3d	1	0.38mi
265 East St Winter Haven, FL	2.0	1.0–2.0	757	$2,250	$2.97	3d	41	0.38mi
103 4th St SE Unit A Winter Haven, FL	2.0	1.0	1014	$1,399	$1.38	3d	1	0.38mi
513 Avenue J SE Winter Haven, FL	2.0	1.0	875	$1,350	$1.54	15d	1	0.39mi
407 Avenue A SE Winter Haven, FL	3.0	2.0	1124	$1,700	$1.51	24d	1	0.39mi
955 6th St SE #9 Winter Haven, FL	1.0	1.0	550	$1,175	$2.14	3d	1	0.39mi
955 6th St SE #1 Winter Haven, FL	1.0	1.0	550	$1,075	$1.95	24d	1	0.39mi
955 6th St SE #10 Winter Haven, FL	1.0	1.0	650	$1,145	$1.76	24d	1	0.39mi
955 6th St SE #5 Winter Haven, FL	1.0	1.0	550	$1,190	$2.16	24d	1	0.39mi
240 2nd St SW Apt 105 Winter Haven, FL	1.0	1.0	778	$1,399	$1.80	24d	1	0.42mi
200 Avenue K SE Winter Haven, FL	1.0–3.0	1.0–2.0	1095	$1,442	$1.32	3d	45	0.43mi
301 Avenue B SW Unit 4 Winter Haven, FL	1.0	1.0	600	$1,000	$1.67	24d	1	0.50mi
1150 3rd St SW Winter Haven, FL	1.0–2.0	1.0–2.0	587	$1,750	$2.98	21d	12	0.52mi
430 Avenue B NE Winter Haven, FL	2.0	1.0	866	$1,275	$1.47	24d	1	0.56mi
1209 6th St SE Apt 3 Winter Haven, FL	1.0	1.0	538	$925	$1.72	15d	1	0.57mi
136 Avenue C NE Winter Haven, FL	2.0	1.0	750	$1,099	$1.47	24d	1	0.61mi
701 Bates Ave SW Unit 102 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	24d	1	0.74mi
701 Bates Ave SW Unit 101 Winter Haven, FL	3.0	1.0	1000	$1,600	$1.60	24d	1	0.74mi
701 Bates Ave SW Unit 203 Winter Haven, FL	3.0	2.0	1100	$1,700	$1.55	3d	1	0.74mi
710 Avenue C SW Unit 4A Winter Haven, FL	1.0	1.0	680	$1,150	$1.69	24d	1	0.75mi
669 Avenue B NW Apt 1 Winter Haven, FL	1.0	1.0	595	$1,400	$2.35	24d	1	0.88mi
669 Avenue B NW Unit 10 Winter Haven, FL	1.0	1.0	582	$1,295	$2.23	21d	1	0.88mi
669 Avenue B NW Unit 4 Winter Haven, FL	1.0	1.0	582	$1,195	$2.05	21d	1	0.88mi
222 7th St NW Unit 2 Winter Haven, FL	1.0	1.0	600	$1,600	$2.67	24d	1	0.89mi
1800 3rd Ct SE Winter Haven, FL	2.0	1.0	714	$1,400	$1.96	24d	1	0.91mi
1800 3rd Ct SE Apt E Winter Haven, FL	2.0	1.5	714	$1,400	$1.96	24d	1	0.91mi
2001 San Marcos Dr SE #11 Winter Haven, FL	2.0	2.0	960	$1,325	$1.38	15d	1	0.92mi
1300 S Lake Howard Dr Winter Haven, FL	1.0–3.0	1.5–2.0	1464	$1,788	$1.22	11d	20	0.94mi
2025 San Marcos Dr SE #27 Winter Haven, FL	1.0	1.0	792	$1,200	$1.52	15d	1	0.96mi
207 S Lake Silver Dr NW Winter Haven, FL	2.0	2.0	1116	$1,399	$1.25	24d	1	0.98mi

Listing history 31 events

1. 2026-06-18
   days on market $185,000 Active 41 DOM
2. 2026-06-17
   days on market $185,000 Active 40 DOM
3. 2026-06-16
   days on market $185,000 Active 39 DOM
4. 2026-06-15
   days on market $185,000 Active 38 DOM
5. 2026-06-13
   days on market $185,000 Active 36 DOM
6. 2026-06-10
   days on market $185,000 Active 33 DOM
7. 2026-06-09
   days on market $185,000 Active 32 DOM
8. 2026-06-08
   days on market $185,000 Active 31 DOM
9. 2026-06-07
   days on market $185,000 Active 30 DOM
10. 2026-06-05
    days on market $185,000 Active 27 DOM
11. 2026-06-03
    days on market $185,000 Active 26 DOM
12. 2026-06-03
    remarks 549-char remark
13. 2026-06-03
    status $185,000 Active 25 DOM
14. 2026-05-04
    status Pending
15. 2026-04-12
    price $185,000
16. 2026-04-09
    listed $200,000 Active
17. 2021-12-06
    soldstatus $140,000
18. 2021-11-26
    soldstatus $140,000 Closed 347-char remark

    Show marketing remark (347 chars)

    * * No blind offers will be accepted. * * Old school charm and a fantastic SE location are just a few of the things that could be said about this property! This is a 2 bedroom 1 bath home with tons of character. Larger than average backyard and even a little picket fence to help you call this house a home. Call for your private showing today!

19. 2021-09-15
    status Pending 347-char remark

    Show marketing remark (347 chars)

    * * No blind offers will be accepted. * * Old school charm and a fantastic SE location are just a few of the things that could be said about this property! This is a 2 bedroom 1 bath home with tons of character. Larger than average backyard and even a little picket fence to help you call this house a home. Call for your private showing today!

20. 2021-08-18
    status Active 347-char remark

    Show marketing remark (347 chars)

    * * No blind offers will be accepted. * * Old school charm and a fantastic SE location are just a few of the things that could be said about this property! This is a 2 bedroom 1 bath home with tons of character. Larger than average backyard and even a little picket fence to help you call this house a home. Call for your private showing today!

21. 2021-08-10
    status Pending 347-char remark

    Show marketing remark (347 chars)

    * * No blind offers will be accepted. * * Old school charm and a fantastic SE location are just a few of the things that could be said about this property! This is a 2 bedroom 1 bath home with tons of character. Larger than average backyard and even a little picket fence to help you call this house a home. Call for your private showing today!

22. 2021-08-04
    listed $150,000 Active 347-char remark

    Show marketing remark (347 chars)

    * * No blind offers will be accepted. * * Old school charm and a fantastic SE location are just a few of the things that could be said about this property! This is a 2 bedroom 1 bath home with tons of character. Larger than average backyard and even a little picket fence to help you call this house a home. Call for your private showing today!

23. 2015-03-06
    soldstatus $30,000 Sold 138-char remark

    Show marketing remark (138 chars)

    This Is A Fantastic Investor Opportunity. Convenient to downtown Winter Haven, shopping, dining and schools. Utility shed and fenced yard.

24. 2015-02-15
    status Pending 138-char remark

    Show marketing remark (138 chars)

    This Is A Fantastic Investor Opportunity. Convenient to downtown Winter Haven, shopping, dining and schools. Utility shed and fenced yard.

25. 2015-02-09
    listed $40,000 Active 138-char remark

    Show marketing remark (138 chars)

    This Is A Fantastic Investor Opportunity. Convenient to downtown Winter Haven, shopping, dining and schools. Utility shed and fenced yard.

26. 2009-11-16
    soldstatus $20,400
27. 2009-10-16
    listed $29,700
28. 2006-06-15
    soldstatus $95,000
29. 2005-12-02
    soldstatus $75,000
30. 1982-08-01
    soldstatus $40,000
31. 1979-05-01
    soldstatus $25,300

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$263/yr (+$22/mo · 20.7%)

ⓘ 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 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,683
• − Mortgage interest: −$10,363
• − Property taxes: −$1,272
• − Insurance: −$925
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$5,382
• Taxable loss: −$3,088
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $872/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

+631.2% since first listed

18 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-06 Sold (Public Records) $140,000 Public Records
• 2021-11-26 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-06 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-09 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-16 Sold (MLS) $20,400 Stellar MLS as Distributed by MLS Grid
• 2009-10-16 Listed $29,700 Stellar MLS as Distributed by MLS Grid
• 2006-06-15 Sold (Public Records) $95,000 Public Records
• 2005-12-02 Sold (Public Records) $75,000 Public Records
• 1982-08-01 Sold (Public Records) $40,000 Public Records
• 1979-05-01 Sold (Public Records) $25,300 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,272 · +3.8% YoY. Source: county tax records.