114 Singleton Ave · Arcadia, FL 34266

$119,500

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 4 Days on market

Built 2006 6,229 sqft lot Est $203k · 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Under contract-accepting backup offers. Nestled in the heart of Arcadia, FL, this spacious 2006 double-wide manufactured home at 114 Singleton Ave offers comfortable living with a blend of functionality and charm. Featuring a generous floor plan, this home boasts 3 bedrooms and 2 bathrooms, providing ample space for families or those who enjoy room to spread out. The open-concept living area flows seamlessly into a well-appointed kitchen with plenty of cabinet space, ideal for everyday living and entertaining guests. Natural light fills the interior, creating a warm and inviting atmosphere. Outside, the property offers a sizable yard with room for gardening, pets, or outdoor activities. Con

Key facts

• Sizable yard
• 6,229 sq ft lot
• Garage

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT LIVING AREA
• WELL-APPOINTED KITCHEN
• SIZABLE YARD
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 10.6% 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: schools C-, crime D, amenities 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.
• Market conditions: 207 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $826 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $203,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 N Lee Ave	0.34mi	3/2.0	1,378 (+6%)	5mo	$298,000	$216	69
219 Alabama Ave	0.39mi	3/1.0	1,242 (-4%)	4mo	$45,000	$36	67
401 Citrus Ave	0.21mi	4/1.5 (+1)	1,248 (-4%)	16mo	$70,000	$56	64
301 S Dade Ave	0.26mi	3/1.0	1,200 (-7%)	10mo	$33,000	$28	63
502 Sunset Ave	0.61mi	3/2.0	1,350 (+4%)	3mo	$240,000	$178	62
22 Bridle Path	0.61mi	3/2.0	1,172 (-10%)	5mo	$130,000	$111	51
347 S Orange Ave	0.48mi	3/2.0	1,453 (+12%)	8mo	$245,000	$169	50
907 W Gibson St	0.53mi	3/1.0	1,213 (-6%)	12mo	$230,000	$190	50
114 Bridle Path	0.67mi	3/2.0	1,152 (-11%)	4mo	$237,000	$206	47
407 Bridle Path	0.59mi	2/1.0 (-1)	1,262 (-3%)	18mo	$90,000	$71	44
203 S Volusia Ave	0.75mi	3/1.0	1,422 (+10%)	6mo	$153,000	$108	40
304 Potter Ave	0.71mi	4/1.0 (+1)	1,199 (-8%)	19mo	$188,000	$157	30

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $8,202
• Equity at exit: $17,818

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $42,485
• Equity at exit: $10,332

Cash invested: $33,460 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $434

Break-even live

Break-even rent $888

Max offer price $119,500

Occupancy floor 65%

Sensitivity live

Price	-10% $501	-5% $467	+0% $434	+5% $400	+10% $366
Rent	-10% $320	-5% $377	+0% $434	+5% $490	+10% $547
Rate	-1.0pp $494	-0.5pp $464	base $434	+0.5pp $403	+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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Alabama Ave Arcadia, FL	4.0	2.0	1242	$1,500	$1.21	21d	1	0.41mi
45 W Martin Luther King Jr St Arcadia, FL	2.0–3.0	2.0	990	$1,399	$1.41	21d	3	0.67mi
1836 SW Harlem Cir Arcadia, FL	2.0	1.0	889	$1,300	$1.46	21d	1	0.88mi

Listing history 8 events

1. 2026-04-01
   status Pending
2. 2026-03-28
   listed $119,500 Active
3. 2026-03-27
   status Active
4. 2025-10-07
   historical
5. 2025-07-09
   status Pending
6. 2025-05-16
   status Active
7. 2025-05-14
   status Pending
8. 2025-04-07
   listed $119,900 Active

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$694/yr (+$58/mo · 233.1%)

ⓘ 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 · 27 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: $17,240
• − Mortgage interest: −$6,694
• − Property taxes: −$298
• − Insurance: −$598
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,476
• Taxable income: $3,416
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $4,384/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

-0.3% since first listed

8 events — show timeline

• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Listed $119,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Listed $119,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $298 · +5.5% YoY. Source: county tax records.