17 Century Blvd · Avon Park, FL 33825

$169,900

3 bd · 2.0 ba · 1,524 sqft · Manufactured public records · 18 Days on market

Built 1982

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Knoll-Century Hill is a 55+ Mobile Home Community located in Avon Park, Florida, The City of Charm. The park is quiet, with no through traffic. This home, on . 25 acre of land, has generous square footage, Metal Roof with Carport new in 2022, Generac Guardian Series whole house Generator, 11' X 24" Shed with Overhead and side door, workshop, utility area in carport, and more! 3 Ton Comfort Maker A/C System installed 2016. Central Water, Septic Sewer. 1 1/2 HP Pump for irrigation well. Front entry has convenient ramp, fully enclosed porch room, Sliding glass doors to large Living/Dining area. The Main Bedroom has a vanity/dressing area with closet, and Bathroom with Garden Tub. The guest bath off the hall is new, with a spacious walk-in shower. Across from this bath is the Washer/Dryer with folding area and plenty of cabinets! A third bedroom, or office, is just off the kitchen. There is an exterior door, offering a separate entrance to this room. Home is sold including various personal property items in home-chest freezer, misc. household items, etc. Come take a look!

Key facts

• City water
• Vinyl siding
• New roof

Tags

• NEW ROOF
• VINYL SIDING
• STAR LINK FOR INTERNET
• CITY WATER
• DEDICATED RV PAD
• WHOLE HOUSE GENERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $36 ($430/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 $144k (15.5% below list).
• Recommended offer: $144k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Avon Park — 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 71/100 on livability (#407 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Highlands (other): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sun 'N Lake Elementary School (math 63% / reading 59%, grade B, #653 of 2,144 statewide, top 31%, 618 students, 67% FRL); Avon Park Middle School (math 37% / reading 35%, grade F, #410 of 571 statewide, top 72%, 638 students, 77% FRL); Avon Park High School (math 35% / reading 39%, grade F, #340 of 667 statewide, top 52%, 928 students, 67% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 478 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; list at $170k implies a 79% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,546 (15.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $100,584
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Century Blvd	0.00mi	3/2.0	1,524 (0%)	18mo	$95,000	$62	85
102 S Rally Rd	0.15mi	2/2.0 (-1)	1,520 (-0%)	14mo	$100,000	$66	76
128 S Winter Cir	0.10mi	3/2.0	1,497 (-2%)	21mo	$198,888	$133	75
93 S Rally Rd	0.14mi	2/2.0 (-1)	1,381 (-9%)	2mo	$260,000	$188	71
37438 Barbara Dr	0.62mi	2/2.0 (-1)	1,600 (+5%)	3mo	$65,000	$41	55
1215 W Hall St	0.69mi	3/2.0	1,560 (+2%)	14mo	$80,000	$51	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-25,273
• Equity at exit: $25,333

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-19,170
• Equity at exit: $14,690

Cash invested: $47,572 (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 33825

• Home prices YoY: -25.9%
• Active inventory: 478
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $36

Break-even live

Break-even rent $1,390

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $84	+0% $36	+5% $-12	+10% $-60
Rent	-10% $-78	-5% $-21	+0% $36	+5% $93	+10% $149
Rate	-1.0pp $121	-0.5pp $79	base $36	+0.5pp $-8	+1.0pp $-53

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
565 Luminary LOOP Avon Park, FL	2.0–3.0	1.5–2.0	1142	$1,140	$1.00	25d	6	1.40mi

Listing history 12 events

1. 2026-06-21
   days on market $169,900 Active 18 DOM
2. 2026-06-19
   days on market $169,900 Active 16 DOM
3. 2026-06-18
   days on market $169,900 Active 15 DOM
4. 2026-06-17
   days on market $169,900 Active 14 DOM
5. 2026-06-16
   days on market $169,900 Active 13 DOM
6. 2026-06-15
   days on market $169,900 Active 12 DOM
7. 2026-06-14
   days on market $169,900 Active 10 DOM
8. 2026-06-10
   days on market $169,900 Active 7 DOM
9. 2026-06-09
   days on market $169,900 Active 6 DOM
10. 2026-06-08
    days on market $169,900 Active 5 DOM
11. 2026-06-07
    remarks 387-char remark
12. 2026-06-07
    listed $169,900 Active 4 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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/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 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,226
• − Mortgage interest: −$9,517
• − Property taxes: −$1,637
• − Insurance: −$850
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,943
• Taxable loss: −$2,477
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,024/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: Highlands
• NCES district ID: 1200840
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,276
• Composite: 36.42/100
• National rank: #4672
• State rank: #54 of 73 in FL

Livability — Avon Park

• Score: 71/100
• State rank: #407
• US rank: #7205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Highlands County · 98,898 people
• City population: 25,501
• Metro: Sebring-Avon Park, FL
• Population (ZIP): 25,501
• Household income: $46,949
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 691.0

Population outlook (Highlands County) Hauer SSP2

• Today (2025): 99,674 people
• By 2030: 99,615 · -0.1%
• By 2040: 99,342 · -0.3%
• By 2050: 98,242 · -1.4%
• By 2075: 93,291 · -6.4%
• By 2100: 79,894 · -19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Hispanic / Latino 27% Black 17% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 13% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Guatemala
• Languages at home: 74% English-only · Spanish 24% Tagalog/Filipino 1%

Political lean MEDSL · Highlands

• 2024 margin: Solid R (+40.8) · D 29.3% · R 70.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -18.1pp · 2024: -40.8pp
• All cycles: 2024: R+40.8 2020: R+34.4 2016: R+32.0 2012: R+23.0 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.54%
• Current HPI: 281.8067
• Rent YoY: —
• Metro: Sebring-Avon Park, 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

+3.0% since first listed

11 events — show timeline

• 2026-06-04 Listed $169,900 FSBO.com
• 2024-12-19 Sold (Public Records) $95,000 Public Records
• 2024-12-10 Sold (MLS) $95,000 HAOR as distributed by MLS GRID
• 2024-11-11 Contingent — HAOR as distributed by MLS GRID
• 2024-09-16 Price Changed $115,000 HAOR as distributed by MLS GRID
• 2024-07-23 Relisted — HAOR as distributed by MLS GRID
• 2024-07-11 Contingent — HAOR as distributed by MLS GRID
• 2024-07-11 Price Changed $125,000 HAOR as distributed by MLS GRID
• 2024-06-26 Price Changed $139,900 HAOR as distributed by MLS GRID
• 2024-05-23 Price Changed $154,900 HAOR as distributed by MLS GRID
• 2024-05-11 Listed $165,000 HAOR as distributed by MLS GRID

Property tax history

+19.7%/yr

Latest (2025): $1,637 · -2.1% YoY. Source: county tax records.