2400 San Miguel Ave · Avon Park, FL 33825

$95,000

2 bd · 2.0 ba · 848 sqft · Manufactured public records · 51 Days on market

Built 1971 6,042 sqft lot Est $160k · 41% under

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Why this score? — see what drove the B 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this furnished 2 bedroom, 2 bathroom home on owned land near Lake Letta in Avon Park, Florida, an affordable opportunity with no HOA, no lot rent, and no special district fees. This move-in ready property offers flexible living with a finished enclosed porch perfect for a home office, bonus room, or additional living space. Inside, you’ll find vinyl plank flooring in the main areas, a gas stove, and washer and dryer hookup conveniently located inside the home. The property includes a covered carport, a shed, 120-gallon propane tank, septic system, and central water, with a current water bill under $20 per month per the owner. A well is also present on the property, offering potential for irrigation, gardening, or sprinkler use. Cooling is provided by wall units, and gas heat adds efficiency during cooler months, with electricity serviced by Duke Energy. Located just minutes from multiple lakes, golf courses, medical facilities, restaurants, and shopping, this home offers the perfect balance of quiet Florida living with convenience. Enjoy easy access to Sebring, Avon Park, Lake Placid, Tampa, Orlando. Both Florida coasts, all within approximately two hours. Ideal for full-time living, seasonal use, or investment property.

Key facts

• Furnished home
• Gas stove
• Owned land

Tags

• FURNISHED HOME
• OWNED LAND
• FINISHED ENCLOSED PORCH
• VINYL PLANK FLOORING
• GAS STOVE
• WASHER AND DRYER HOOKUP

Property features AI

Finance

• Other: Lot approximately 0.14 acres (57 x 106); No CDD; Furnished; Living area about 848 square feet; Total rooms: 4; Universal property ID available; Lot surface: paved

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic sewer; Electricity connected; Cable available; High-speed internet available; Phone available; Water connected
• Home design: Residential mobile home (single wide); One story; Faces north; Homesteaded
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as single-wide mobile home
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Convection oven; Freezer; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$160,272) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.9% 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+, schools F, amenities 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.
• Market conditions: 475 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).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $25k; list at $95k implies a 280% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $160,272
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2530 San Remo Ave	0.45mi	2/2.0	924 (+9%)	1mo	$174,900	$189	63
2517 Altvater Rd	0.40mi	2/1.0	732 (-14%)	18mo	$60,000	$82	40

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,864
• Equity at exit: $14,165

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $25,890
• 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 33825

• Home prices YoY: -25.9%
• Active inventory: 475
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $287

Break-even live

Break-even rent $713

Max offer price $95,000

Occupancy floor 68%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2159 E Camp N Comfort Ln Avon Park, FL	1.0	1.0	700	$899	$1.28	10d	1	0.74mi

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 51 DOM
2. 2026-06-18
   days on market $95,000 Active 50 DOM
3. 2026-06-17
   days on market $95,000 Active 49 DOM
4. 2026-06-16
   days on market $95,000 Active 48 DOM
5. 2026-06-15
   days on market $95,000 Active 47 DOM
6. 2026-06-14
   days on market $95,000 Active 45 DOM
7. 2026-06-10
   days on market $95,000 Active 42 DOM
8. 2026-06-09
   days on market $95,000 Active 41 DOM
9. 2026-06-08
   days on market $95,000 Active 40 DOM
10. 2026-06-07
    days on market $95,000 Active 39 DOM
11. 2026-06-02
    days on market $95,000 Active 34 DOM
12. 2026-06-01
    days on market $95,000 Active 33 DOM
13. 2026-05-31
    days on market $95,000 Active 32 DOM
14. 2026-05-30
    days on market $95,000 Active 31 DOM
15. 2026-04-29
    listed $95,000 Active
16. 2026-03-26
    listed $95,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to this furnished 2 bedroom, 2 bathroom home on owned land near Lake Letta in Avon Park, Florida, an affordable opportunity with no HOA, no lot rent, and no special district fees. This move-in ready property offers flexible living with a finished enclosed porch perfect for a home office, bonus room, or additional living space. Inside, you’ll find vinyl plank flooring in the main areas, a gas stove, and washer and dryer hookup conveniently located inside the home. The property includes a covered carport, a shed, 120-gallon propane tank, septic system, and central water, with a current water bill under $20 per month per the owner. A well is also present on the property, offering potential for irrigation, gardening, or sprinkler use. Cooling is provided by wall units, and gas heat adds efficiency during cooler months, with electricity serviced by Duke Energy. Located just minutes from multiple lakes, golf courses, medical facilities, restaurants, and shopping, this home offers the perfect balance of quiet Florida living with convenience. Enjoy easy access to Sebring, Avon Park, Lake Placid, Tampa, Orlando. Both Florida coasts, all within approximately two hours. Ideal for full-time living, seasonal use, or investment property.

17. 1985-11-01
    soldstatus $25,000

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$478/yr (+$40/mo · 154.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $12,926
• − Mortgage interest: −$5,321
• − Property taxes: −$310
• − Insurance: −$475
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,764
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,971/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

+280.0% since first listed

3 events — show timeline

• 2026-04-29 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listed $95,000 HAOR as distributed by MLS GRID
• 1985-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $310 · +2.3% YoY. Source: county tax records.