505 E Oak St · Arcadia, FL 34266

$99,990

3 bd · 2.0 ba · 2,227 sqft · SingleFamily public records · 55 Days on market

Built 1946 10,846 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

Key facts

• Total customization
• Corner unit
• Prime location

Tags

• HISTORIC DISTRICT
• PRIME LOCATION
• READY FOR BUILD-OUT
• ARCHITECTURAL HERITAGE
• TOTAL CUSTOMIZATION
• CORNER UNIT

Property features AI

Finance

• Other: Property zoned R-3; Total acreage: between 1/4 and less than 1/2 acre (approx. 0.25 ac); Lot dimensions approximately 75 x 145
• Financial info: No lease restrictions reported
• HOA & community: No HOA/association reported

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Broadband/high‑speed internet available; Cable available; Electricity available
• Home design: Single family residence; Residential property; Two stories; Faces southwest; Corner location (per directions)
• Construction: Block and frame construction; Shingle roof; Block foundation; Total building area reported (from public records)
• Exterior features: Historic district lot; Trees and landscaping; Asphalt road access; Workshop structure on property

Interior

• Kitchen: No appliances reported
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features reported; Fireplace in the family room; 7 total rooms
• Laundry & utility: Laundry described as: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.5% in Arcadia — 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 72/100 on livability (#345 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.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Memorial Elementary School (math 45% / reading 35%, grade F, #1,491 of 2,144 statewide, top 70%, 793 students, 82% FRL); Desoto County High School (math 26% / reading 33%, grade F, #447 of 667 statewide, top 68%, 1,244 students, 67% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 207 active listings in the ZIP; 71 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 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 $77k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.39%
• DSCR: 2.17
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $302,872
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 S Osceola Ave	0.23mi	4/2.0 (+1)	2,391 (+7%)	20mo	$325,000	$136	56
78 EL Verano Ave	0.56mi	3/2.0	1,982 (-11%)	23mo	$240,000	$121	36

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $23,089
• Equity at exit: $14,909

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $70,919
• Equity at exit: $8,645

Cash invested: $27,997 (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 34266

• Home prices YoY: -6.1%
• Active inventory: 207
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $616

Break-even live

Break-even rent $983

Max offer price $99,990

Occupancy floor 60%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $99,990 Active 55 DOM
2. 2026-06-17
   days on market $99,990 Active 54 DOM
3. 2026-06-16
   days on market $99,990 Active 53 DOM
4. 2026-06-15
   days on market $99,990 Active 52 DOM
5. 2026-06-14
   days on market $99,990 Active 50 DOM
6. 2026-06-13
   days on market $99,990 Active 49 DOM
7. 2026-06-10
   days on market $99,990 Active 47 DOM
8. 2026-06-09
   days on market $99,990 Active 46 DOM
9. 2026-06-08
   days on market $99,990 Active 45 DOM
10. 2026-06-07
    days on market $99,990 Active 44 DOM
11. 2026-06-02
    days on market $99,990 Active 39 DOM
12. 2026-06-01
    days on market $99,990 Active 38 DOM
13. 2026-05-31
    days on market $99,990 Active 37 DOM
14. 2026-05-30
    days on market $99,990 Active 36 DOM
15. 2026-04-19
    listed $99,990 Active
16. 2025-12-29
    soldstatus $77,000
17. 2025-12-24
    soldstatus $77,000 Closed 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

18. 2025-12-09
    status Pending 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

19. 2025-12-04
    status Active 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

20. 2025-11-23
    status Pending 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

21. 2025-11-21
    status Active 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

22. 2025-11-17
    status Pending 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

23. 2025-11-10
    listed $85,000 Active 502-char remark

    Show marketing remark (502 chars)

    This home is located on the corner of E Oak and Oceola in Historic Arcadia. Great lot, in a prime location in town. Home was damaged by a fire, and is being currently restored. Take over this project at a great deal, and complete the restoration. Check out the values of the homes in that area. There is a great opportunity here. The property has a great workshop/garage located behind the home. Close to shopping, schools, medical and the historic downtown district. Come see it, and lets make a deal.

ⓘ 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: $2,525 · $210/mo
• Projected year-2 tax: $2,525 · $210/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $21,146
• − Mortgage interest: −$5,601
• − Property taxes: −$2,525
• − Insurance: −$500
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$2,909
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $5,893/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: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 of 73 in FL

Livability — Arcadia

• Score: 72/100
• State rank: #345
• US rank: #5983

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

• Census place: Arcadia, FL
• Population (ZIP): 29,065

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 34% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 76% English-only · Spanish 22% French/Haitian/Cajun 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 403.1509
• 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

+17.6% since first listed

9 events — show timeline

• 2026-04-19 Listed $99,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Sold (Public Records) $77,000 Public Records
• 2025-12-24 Sold (MLS) $77,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Listed $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $2,525 · +4.1% YoY. Source: county tax records.