None · Frostproof, FL 33843

$99,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 123 Days on market

Built 1926 0.28 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Short sale opportunity! This 3-bedroom, 1-bath home offers great potential for investors or buyers ready to remodel. Enjoy views of Lake Reedy and a spacious yard with room for a pool or future expansion. With some improvements, this property could truly shine.

Key facts

• Spacious yard
• Room for a pool
• Future expansion

Tags

• VIEWS OF LAKE REEDY
• SPACIOUS YARD
• ROOM FOR A POOL
• FUTURE EXPANSION

Property features AI

Finance

• Other: Lot size about 0.28 acres (approx. 1/4 to less than 1/2 acre)
• Financial info: Homestead exemption indicated; No lease restrictions; Tax and pricing details available separately
• HOA & community: No HOA association; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Public utilities
• Home design: Single family residence; One story; Faces southwest; Residential property
• Construction: Frame construction; Metal roof; Stilt/on piling foundation; Built area approximately 1,168 total building area
• Exterior features: Lake view; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (one level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#456 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frostproof Middle/Senior High (math 34% / reading 34%, grade F, #394 of 667 statewide, top 60%, 1,150 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 437 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $20 of equity ($684 loan paydown + $-664 appreciation (-0.7% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% 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 123 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $99k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.40% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.76×
• Total profit: $20,934
• Equity at exit: $25,469

10-year hold

• IRR: 21.6%
• Equity multiple: 3.26×
• Total profit: $62,524
• Equity at exit: $28,108

Cash invested: $27,720 (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 33843

• Home prices YoY: -0.2%
• Active inventory: 437
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $422

Break-even live

Break-even rent $847

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $478	-5% $450	+0% $422	+5% $394	+10% $366
Rent	-10% $313	-5% $368	+0% $422	+5% $477	+10% $532
Rate	-1.0pp $472	-0.5pp $448	base $422	+0.5pp $397	+1.0pp $371

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	15d	1	0.70mi
120 Chesney Blvd Frostproof, FL	3.0	2.0	944	$1,495	$1.58	3d	1	0.98mi

Listing history 28 events

1. 2026-05-06
   price $99,000
2. 2026-04-21
   price $105,000
3. 2026-01-27
   listed $110,000 Active
4. 2025-12-01
   historical
5. 2025-10-07
   status Active
6. 2025-10-02
   status Pending
7. 2025-08-31
   listed $120,000 Active
8. 2025-02-27
   historical
9. 2025-01-03
   price $130,000
10. 2024-12-03
    price $145,000
11. 2024-10-21
    price $150,000
12. 2024-09-27
    listed $155,000 Active
13. 2023-11-13
    historical
14. 2023-10-09
    price $130,000
15. 2023-09-15
    status Active
16. 2023-09-08
    status Pending
17. 2023-08-18
    listed $137,800 Active
18. 2023-05-24
    soldstatus $62,500
19. 2023-05-19
    soldstatus $62,500 Closed
20. 2023-03-21
    status Pending
21. 2023-02-23
    price $79,000
22. 2022-12-21
    listed $82,500 Active
23. 2018-03-06
    soldstatus $33,000 Sold
24. 2018-02-14
    status Pending
25. 2018-01-24
    price $39,800
26. 2017-12-11
    listed $39,900 Active
27. 2004-12-16
    soldstatus $42,000
28. 2004-08-26
    soldstatus $35,000

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,308 · $109/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 8/10 Severe 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,583
• − Mortgage interest: −$5,546
• − Property taxes: −$1,308
• − Insurance: −$495
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,880
• Taxable income: $3,702
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $4,180/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Frostproof

• Score: 69/100
• State rank: #456
• US rank: #8297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostproof, FL
• Population (ZIP): 11,072

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 12% Puerto Rican 9% Cuban 2%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 311.1519
• 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

+182.9% since first listed

28 events — show timeline

• 2026-05-06 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-21 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-09 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-09-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-18 Listed $137,800 Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Sold (Public Records) $62,500 Public Records
• 2023-05-19 Sold (MLS) $62,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-23 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-21 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 2018-03-06 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-24 Price Changed $39,800 Stellar MLS as Distributed by MLS Grid
• 2017-12-11 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-16 Sold (Public Records) $42,000 Public Records
• 2004-08-26 Sold (Public Records) $35,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,308 · +12.1% YoY. Source: county tax records.