1545 Washington St · Wauchula, FL 33873

$95,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 12 Days on market

Built 1930 6,250 sqft lot

---

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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with Tenant in place! Don't miss this great opportunity to own a 2-bedroom, 1-bath home with an established tenant already in place, making it an excellent investment property from day one. Whether you're looking to expand your rental portfolio or searching for an affordable home to make your own in the future, this property offers flexibility and value. This cozy home features a functional layout, low-maintenance living, and plenty of potential. Perfect for first-time homebuyers, investors, or anyone looking for a starter home with income-producing possibilities. Conveniently located near shopping, dining, schools, and major roadways. Schedule your showing today !

Key facts

• Investment property
• Conveniently located
• 6,250 sq ft lot

Tags

• INVESTMENT PROPERTY
• LOW MAINTENANCE LIVING
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property zoned R-3; Lot size about 0.14 acres; Directions: Highway 17 South, left on Will Duke Rd, then right on Washington Street
• Financial info: No investor or income/expense data provided
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Electricity available; Septic tank; No public water (none listed)
• Home design: Single family residence; One story; Faces west; Residential property
• Construction: Stucco exterior; Metal roof; Pillar/post/pier foundation; Built area approximately 684 square feet
• Exterior features: Asphalt road access; Lot of approximately 0.14 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: No laundry hook-ups or room (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $90k (5.4% below list).
• Recommended offer: $90k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Wauchula — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#444 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Hardee (town): math 46% / reading 46% proficiency, ranked #50 of 73 in FL (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 123 units permitted in Hardee County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $9k; list at $95k implies a 1010% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,881 (5.4% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-8,693
• Equity at exit: $14,165

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,008
• Equity at exit: $8,214

Cash invested: $26,600 (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 33873

• Home prices YoY: -3.1%
• Active inventory: 100
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $106

Break-even live

Break-even rent $765

Max offer price $95,000

Occupancy floor 83%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $95,000 Active 12 DOM
2. 2026-06-18
   days on market $95,000 Active 11 DOM
3. 2026-06-17
   days on market $95,000 Active 10 DOM
4. 2026-06-16
   days on market $95,000 Active 9 DOM
5. 2026-06-15
   days on market $95,000 Active 8 DOM
6. 2026-06-14
   days on market $95,000 Active 6 DOM
7. 2026-06-13
   days on market $95,000 Active 5 DOM
8. 2026-06-10
   days on market $95,000 Active 3 DOM
9. 2026-06-09
   days on market $95,000 Active 2 DOM
10. 2026-06-08
    remarks 691-char remark
11. 2026-06-08
    listed $95,000 Active 1 DOM

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,786
• − Mortgage interest: −$5,321
• − Property taxes: −$801
• − Insurance: −$475
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,764
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $1,338/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: Hardee
• NCES district ID: 1200750
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $36,868
• Composite: 38.22/100
• National rank: #4251
• State rank: #50 of 73 in FL

Livability — Wauchula

• Score: 70/100
• State rank: #444
• US rank: #7998

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,162

Population outlook (Hardee County) Hauer SSP2

• Today (2025): 25,462 people
• By 2030: 24,340 · -4.4%
• By 2040: 21,801 · -14.4%
• By 2050: 19,217 · -24.5%
• By 2075: 13,159 · -48.3%
• By 2100: 7,806 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 47% White 43% Two or more races 18% Black 5% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 31% Puerto Rican 8% Cuban 2%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 30% Other Asian/Pacific 1%

Political lean MEDSL · Hardee

• 2024 margin: Solid R (+56.3) · D 21.5% · R 77.8%
• 2008→2024 swing: -26.7pp toward R · 2008: -29.6pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+45.1 2016: R+40.8 2012: R+30.9 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.44%
• Current HPI: 360.0195
• Rent YoY: —
• Metro: —
• 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

+1009.6% since first listed

2 events — show timeline

• 2026-06-07 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 1960-01-01 Sold (Public Records) $8,562 Public Records

Property tax history

+5.7%/yr

Latest (2025): $801 · +1.4% YoY. Source: county tax records.