2544 EL Dorado Ave · Avon Park, FL 33825

$95,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 134 Days on market

Built 1998 6,500 sqft lot Est $159k · 40% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 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

Well-maintained 2 bedroom, 2 bathroom mobile home built in 1998 offering an excellent ownership opportunity with no lot rent—you own the property. The split bedroom layout provides privacy, with a full bathroom for each bedroom. The home offers comfortable living space and functional flow throughout. Currently tenant-occupied through May, making this a great option for investors seeking immediate rental income, or owner-occupants planning ahead. Whether you’re looking to expand your portfolio or secure an affordable home with land ownership, this property offers flexibility and value.

Key facts

• 6,500 sq ft lot
• Built 1998
• Listed 133 days

Property features AI

Finance

• Other: No lease restrictions indicated
• HOA & community: Street lights in the community; Cats and dogs allowed; No association approval required

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities with water connected
• Home design: Manufactured single-wide home; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Pillar/Post/Pier foundation; Built on a 0.15-acre lot (approx. 50 x 130)
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$158,760) 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 $211 ($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: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $95k implies a 84% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $158,760
• 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	0.19mi	2/2.0	924 (+10%)	1mo	$174,900	$189	74
2517 Altvater Rd	0.23mi	2/1.0	732 (-13%)	18mo	$60,000	$82	49

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,945
• Equity at exit: $14,165

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $15,641
• 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: −$102 /mo · $1,225/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $211

Break-even live

Break-even rent $810

Max offer price $95,000

Occupancy floor 75%

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	1.35mi

Listing history 19 events

1. 2026-06-19
   days on market $95,000 Active 134 DOM
2. 2026-06-18
   days on market $95,000 Active 133 DOM
3. 2026-06-17
   days on market $95,000 Active 132 DOM
4. 2026-06-16
   days on market $95,000 Active 131 DOM
5. 2026-06-15
   days on market $95,000 Active 130 DOM
6. 2026-06-14
   days on market $95,000 Active 128 DOM
7. 2026-06-10
   days on market $95,000 Active 125 DOM
8. 2026-06-09
   days on market $95,000 Active 124 DOM
9. 2026-06-08
   days on market $95,000 Active 123 DOM
10. 2026-06-07
    days on market $95,000 Active 122 DOM
11. 2026-06-02
    days on market $95,000 Active 117 DOM
12. 2026-06-01
    days on market $95,000 Active 116 DOM
13. 2026-05-31
    days on market $95,000 Active 115 DOM
14. 2026-05-30
    days on market $95,000 Active 114 DOM
15. 2026-02-05
    listed $95,000 Active
16. 2009-08-04
    soldstatus $51,600
17. 2007-09-06
    soldstatus $55,000
18. 2005-07-15
    soldstatus $55,000
19. 1985-08-01
    soldstatus $19,000

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: −$1,225
• − Insurance: −$475
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,764
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,275/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

+400.0% since first listed

5 events — show timeline

• 2026-02-05 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2009-08-04 Sold (Public Records) $51,600 Public Records
• 2007-09-06 Sold (Public Records) $55,000 Public Records
• 2005-07-15 Sold (Public Records) $55,000 Public Records
• 1985-08-01 Sold (Public Records) $19,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,225 · -2.6% YoY. Source: county tax records.