267 Big Pine Ave N · Frostproof, FL 33843

$69,995

1 bd · 1.5 ba · 504 sqft · Manufactured public records · 53 Days on market

Built 1991 3,023 sqft lot $206/mo HOA · 21% of rent

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Why this score? — see what drove the C 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 +18.3/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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 MLS

CUTE AND COZY HOME IN A QUALITY GOLF COMMUNITY. LAWN MAINTENANCE, CABLE TV, MUNICIPAL WATER INCLUDED IN THE SEMI -ANNUAL FEES. AMENITES INCLUDE GOLF, SWIMMING FISHING SHUFFLEBOARD, TENNIS, BOCCI BALL, BILLIARDS, CRAFTS, AEROBICS, AND SPECIAL TRIPS. CENTRALLY LOCATED FOR EASY ACCESS TO TO THEME PARKS AND BEACHES.

Key facts

• Hot tub
• Clubhouse
• Community amenities

Tags

• GOLF CART COMMUNITY
• COMMUNITY AMENITIES
• SWIMMING POOL
• HOT TUB
• GOLF COURSE
• CLUBHOUSE

Property features AI

Finance

• Other: Total living area reported as 504 square feet; Lot size approximately 0.07 acres (about 281 sq meters)
• Financial info: Total annual fees listed as $2,472; Unfurnished
• HOA & community: Has HOA with required monthly fee of $206; Pets allowed

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Phone available; Water connected; Sewer connected
• Home design: Manufactured home (Single Wide); One level; Faces east; Entry on main level
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a single-wide manufactured home
• Exterior features: Patio; Other exterior features; Paved road access

Interior

• Kitchen: Microwave
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Microwave included
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $64 ($767/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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: schools D-, amenities F, commute F.
• 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.
• Market conditions: 437 active listings in the ZIP; 1 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 $14 of equity ($484 loan paydown + $-470 appreciation (-0.7% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $39k; list at $70k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,895 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.43% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 5.8

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $8
• Equity at exit: $18,007

10-year hold

• IRR: 6.4%
• Equity multiple: 1.65×
• Total profit: $12,709
• Equity at exit: $19,873

Cash invested: $19,599 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$29
• HOA: −$206
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $64

Break-even live

Break-even rent $919

Max offer price $69,995

Occupancy floor 89%

Sensitivity live

Price	-10% $104	-5% $84	+0% $64	+5% $44	+10% $24
Rent	-10% $-15	-5% $24	+0% $64	+5% $103	+10% $143
Rate	-1.0pp $99	-0.5pp $82	base $64	+0.5pp $46	+1.0pp $27

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 Fort Meade Rd Frostproof, FL	2.0	1.0	510	$1,000	$1.96	24d	1	0.70mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: watercable

Listing history 7 events

1. 2026-05-31
   days on market $69,995 Active 53 DOM
2. 2026-04-08
   listed $69,995 Active
3. 2026-02-27
   historical
4. 2026-02-13
   listed $90,000 Active
5. 2014-05-15
   soldstatus $39,000 313-char remark

   Show marketing remark (313 chars)

   CUTE AND COZY HOME IN A QUALITY GOLF COMMUNITY. LAWN MAINTENANCE, CABLE TV, MUNICIPAL WATER INCLUDED IN THE SEMI -ANNUAL FEES. AMENITES INCLUDE GOLF, SWIMMING FISHING SHUFFLEBOARD, TENNIS, BOCCI BALL, BILLIARDS, CRAFTS, AEROBICS, AND SPECIAL TRIPS. CENTRALLY LOCATED FOR EASY ACCESS TO TO THEME PARKS AND BEACHES.

6. 2014-01-08
   listed $39,900 313-char remark

   Show marketing remark (313 chars)

   CUTE AND COZY HOME IN A QUALITY GOLF COMMUNITY. LAWN MAINTENANCE, CABLE TV, MUNICIPAL WATER INCLUDED IN THE SEMI -ANNUAL FEES. AMENITES INCLUDE GOLF, SWIMMING FISHING SHUFFLEBOARD, TENNIS, BOCCI BALL, BILLIARDS, CRAFTS, AEROBICS, AND SPECIAL TRIPS. CENTRALLY LOCATED FOR EASY ACCESS TO TO THEME PARKS AND BEACHES.

7. 1992-11-01
   soldstatus $21,900

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/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 ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,921
• − Property taxes: −$1,486
• − Insurance: −$350
• − Repairs & maintenance: −$960
• − Management: −$960
• − HOA: −$2,472
• − Depreciation: −$2,036
• Taxable loss: −$185
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $811/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

• 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

+219.6% since first listed

6 events — show timeline

• 2026-04-08 Listed $69,995 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-15 Sold (MLS) $39,000 HAOR as distributed by MLS GRID
• 2014-01-08 Listed $39,900 HAOR as distributed by MLS GRID
• 1992-11-01 Sold (Public Records) $21,900 Public Records

Property tax history

+20.5%/yr

Latest (2025): $1,486 · +16.5% YoY. Source: county tax records.