Winter Haven Income-Producing 5-Unit
For Sale
$459,000
1339 7TH Street SW, Winter Haven, FL 33880
Income-producing 5-unit property near downtown Winter Haven.
Property Size3,020 SF
Price / SF$151.99
Days on Market199
Property Features for 1339 7TH Street SW
General Information
Standard status
Active
Size
3,020 SF
Property subtype
Multi-family
Building Details
Year Built
1920
Listing Agency:
BHHS FLORIDA PROPERTIES GROUP
(863) 604-0018
Listed By:
Michael Hochadel · License #3562389
Source:
Realtygroupfl
Added: Feb 9
Changed: Aug 25
Last Checked: Aug 26 at 10:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BHHS FLORIDA PROPERTIES GROUP
Investment Insights
Based on property information with market context.
This income-producing 5-unit property is located minutes from downtown Winter Haven in a high-demand rental corridor. The property is positioned for strong cash flow, operational upside, and long-term appreciation in one of Central Florida’s most active growth markets. It offers a diversified unit mix with value-add potential through rent optimization and continued area development. This property is ideal for investors seeking to scale a performing portfolio with stable income and future equity growth. Proximity to a planned townhome development introduces an additional demand catalyst, reinforcing long-term rental stability. Convenient access to retail, dining, major thoroughfares, and ongoing redevelopment enhances tenant appeal and occupancy consistency. Units 3 and 4 feature a shared second-floor balcony overlooking the rear grounds. The property is located in a high-growth submarket of Winter Haven experiencing sustained residential expansion and increasing rental demand. The property has a bike score of 62, making it bikeable, and a walk score of 0.
Key Highlights
- Income‑producing 5‑unit property with seller financing available.
- Located in a high‑demand rental corridor minutes from downtown Winter Haven.
- Strong cash flow potential with operational upside through rent optimization.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,605
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.23%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$572,100
$572.1K
Cap Rate 7%
$408,643
$408.6K
Cap Rate 9%
$317,833
$317.8K
Market Conditions
NOI Build-Up for 3,020 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$55.4K $18.36/SF
− Vacancy
−$3.4K −$1.14/SF
EGI
$52.0K $17.22/SF
− OpEx
−$23.4K −$7.75/SF
NOI
$28.6K $9.47/SF
Area
Polk County, FL
Vacancy
6.20%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$572,100
Cap Rate 7%
$408,643
Cap Rate 9%
$317,833
Alternative Uses
Best Use
Apartment 5plus
$408.6K
$357.6K – $476.8K
NOI $28,605 @ 7.0% cap · market cap 6.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$725.7K
$635.0K – $846.7K
NOI $50,801 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,140
Businesses Nearby
Explore this area
Business Placement
Demographics for 33880, FL
42,005
Population
17,055
Households
2.5
Avg Household Size
38
Median Age
17%
College-Educated
84%
High-School Grad
32.4 sq mi
ZIP Area
1,296
Density / Sq Mi
$56,803
Median Household Income
$35,051
Median Earnings
$1,128
Median Rent
$200,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Income-producing 5-unit property near downtown Winter Haven.
Where is this apartment building located?
The property is located at 1339 7TH Street SW Winter Haven, FL.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Income‑producing 5‑unit property with seller financing available.; Located in a high‑demand rental corridor minutes from downtown Winter Haven.; Strong cash flow potential with operational upside through rent optimization.
