33 W F St · Frostproof, FL 33843

$130,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 261 Days on market

Built 1925 0.34 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Extra Special Deal in this 2 Bedroom, 2 Bath MAIN HOUSE (with Detached 1 Bedroom, 1 Bath (400 Sq Ft) Office/Mother-in-law Quarters or Apartment. Whether its a Winter Home or a Primary Residence its a precious home that comes furnished and room for guests. In the main house you have Central AC/Heat, whole house fan, 6' fenced yard, workshop/garage and covered lean to area. Wood Frame with siding and metal roof, enclosed front bonus sun room and screened back porch with ramp into the home are special features that allow for quiet morning coffee or evening breeze. The LITTLE HOUSE is 400 sq feet with 3 rooms. Living Room, Kitchen/Bath and Bedroom, wall AC/Heat with it's own little back yard. Updates include interior paint June 2020, Extra Insulation, screened rear porch, new AC heat pump all in 2017. New dining room flooring 2018 & New Refrigerator and sealed Roof in 2019. On City Water and Sewer, house and detached quarters are on one water meter they have separate power meters. Prior to the current owner and per a previous listing there had been plumbing and electrical updates per the previous owner. All furniture shown in the photos is included.

Key facts

• 0.34 acre lot
• Built 1925
• Listed 261 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (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: 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; 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 $27 of equity ($899 loan paydown + $-872 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1925 — 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: 1.11% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 7.5

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: 8.4%
• Equity multiple: 1.39×
• Total profit: $14,038
• Equity at exit: $33,444

10-year hold

• IRR: 14.2%
• Equity multiple: 2.45×
• Total profit: $52,906
• Equity at exit: $36,909

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $344

Break-even live

Break-even rent $1,002

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Chesney Blvd Frostproof, FL	3.0	2.0	944	$1,495	$1.58	2d	1	0.30mi
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	14d	1	0.73mi

Listing history 16 events

1. 2026-04-14
   status Pending
2. 2026-02-14
   price $130,000
3. 2026-01-06
   price $140,000
4. 2025-08-18
   price $150,000
5. 2025-07-27
   listed $165,000 Active
6. 2022-01-11
   soldstatus $143,000
7. 2022-01-07
   soldstatus $143,000 Closed 1172-char remark

   Show marketing remark (1172 chars)

   Extra Special Deal in this 2 Bedroom, 2 Bath MAIN HOUSE (with Detached 1 Bedroom, 1 Bath (400 Sq Ft) Office/Mother-in-law Quarters or Apartment. Whether its a Winter Home or a Primary Residence its a precious home that comes furnished and room for guests. In the main house you have Central AC/Heat, whole house fan, 6' fenced yard, workshop/garage and covered lean to area. Wood Frame with siding and metal roof, enclosed front bonus sun room and screened back porch with ramp into the home are special features that allow for quiet morning coffee or evening breeze. The LITTLE HOUSE is 400 sq feet with 3 rooms. Living Room, Kitchen/Bath and Bedroom, wall AC/Heat with it's own little back yard. Updates include interior paint June 2020, Extra Insulation, screened rear porch, new AC heat pump all in 2017. New dining room flooring 2018 & New Refrigerator and sealed Roof in 2019. On City Water and Sewer, house and detached quarters are on one water meter they have separate power meters. Prior to the current owner and per a previous listing there had been plumbing and electrical updates per the previous owner. All furniture shown in the photos is included.

8. 2021-11-19
   status Pending 1172-char remark

   Show marketing remark (1172 chars)

   Extra Special Deal in this 2 Bedroom, 2 Bath MAIN HOUSE (with Detached 1 Bedroom, 1 Bath (400 Sq Ft) Office/Mother-in-law Quarters or Apartment. Whether its a Winter Home or a Primary Residence its a precious home that comes furnished and room for guests. In the main house you have Central AC/Heat, whole house fan, 6' fenced yard, workshop/garage and covered lean to area. Wood Frame with siding and metal roof, enclosed front bonus sun room and screened back porch with ramp into the home are special features that allow for quiet morning coffee or evening breeze. The LITTLE HOUSE is 400 sq feet with 3 rooms. Living Room, Kitchen/Bath and Bedroom, wall AC/Heat with it's own little back yard. Updates include interior paint June 2020, Extra Insulation, screened rear porch, new AC heat pump all in 2017. New dining room flooring 2018 & New Refrigerator and sealed Roof in 2019. On City Water and Sewer, house and detached quarters are on one water meter they have separate power meters. Prior to the current owner and per a previous listing there had been plumbing and electrical updates per the previous owner. All furniture shown in the photos is included.

9. 2021-11-12
   listed $143,000 Active 1172-char remark

   Show marketing remark (1172 chars)

   Extra Special Deal in this 2 Bedroom, 2 Bath MAIN HOUSE (with Detached 1 Bedroom, 1 Bath (400 Sq Ft) Office/Mother-in-law Quarters or Apartment. Whether its a Winter Home or a Primary Residence its a precious home that comes furnished and room for guests. In the main house you have Central AC/Heat, whole house fan, 6' fenced yard, workshop/garage and covered lean to area. Wood Frame with siding and metal roof, enclosed front bonus sun room and screened back porch with ramp into the home are special features that allow for quiet morning coffee or evening breeze. The LITTLE HOUSE is 400 sq feet with 3 rooms. Living Room, Kitchen/Bath and Bedroom, wall AC/Heat with it's own little back yard. Updates include interior paint June 2020, Extra Insulation, screened rear porch, new AC heat pump all in 2017. New dining room flooring 2018 & New Refrigerator and sealed Roof in 2019. On City Water and Sewer, house and detached quarters are on one water meter they have separate power meters. Prior to the current owner and per a previous listing there had been plumbing and electrical updates per the previous owner. All furniture shown in the photos is included.

10. 2016-07-19
    soldstatus $49,000 Sold 740-char remark

    Show marketing remark (740 chars)

    GREAT 2BR/2BA MAIN House with detached 1 BATH Mother-in-law Quarters OR Office OR Small Rental. This home has lots of options and potential. Special features in the main house include a whole house fan, central A/C, kitchen with lots of storage, 6ft fenced back and side yard, workshop/garage with covered lean to area. The 3 ROOM, 1 BATH detached structure is 400 sq feet, with a window unit. These homes have had some updating which include plumbing and electrical, A/C capacitor, Hot Water Heater element, painting etc. The sun room at the front entrance, extra parking and mature landscaping make this a special place to call home. The home is a short distance to Stores/Restaurants/Schools and Fewox Park. Make your appointment today.

11. 2016-07-19
    soldstatus $49,000

    Show marketing remark (740 chars)

    GREAT 2BR/2BA MAIN House with detached 1 BATH Mother-in-law Quarters OR Office OR Small Rental. This home has lots of options and potential. Special features in the main house include a whole house fan, central A/C, kitchen with lots of storage, 6ft fenced back and side yard, workshop/garage with covered lean to area. The 3 ROOM, 1 BATH detached structure is 400 sq feet, with a window unit. These homes have had some updating which include plumbing and electrical, A/C capacitor, Hot Water Heater element, painting etc. The sun room at the front entrance, extra parking and mature landscaping make this a special place to call home. The home is a short distance to Stores/Restaurants/Schools and Fewox Park. Make your appointment today.

12. 2016-06-10
    historical Contingent - Financing 740-char remark

    Show marketing remark (740 chars)

    GREAT 2BR/2BA MAIN House with detached 1 BATH Mother-in-law Quarters OR Office OR Small Rental. This home has lots of options and potential. Special features in the main house include a whole house fan, central A/C, kitchen with lots of storage, 6ft fenced back and side yard, workshop/garage with covered lean to area. The 3 ROOM, 1 BATH detached structure is 400 sq feet, with a window unit. These homes have had some updating which include plumbing and electrical, A/C capacitor, Hot Water Heater element, painting etc. The sun room at the front entrance, extra parking and mature landscaping make this a special place to call home. The home is a short distance to Stores/Restaurants/Schools and Fewox Park. Make your appointment today.

13. 2016-05-03
    listed $54,900 Active 740-char remark

    Show marketing remark (740 chars)

    GREAT 2BR/2BA MAIN House with detached 1 BATH Mother-in-law Quarters OR Office OR Small Rental. This home has lots of options and potential. Special features in the main house include a whole house fan, central A/C, kitchen with lots of storage, 6ft fenced back and side yard, workshop/garage with covered lean to area. The 3 ROOM, 1 BATH detached structure is 400 sq feet, with a window unit. These homes have had some updating which include plumbing and electrical, A/C capacitor, Hot Water Heater element, painting etc. The sun room at the front entrance, extra parking and mature landscaping make this a special place to call home. The home is a short distance to Stores/Restaurants/Schools and Fewox Park. Make your appointment today.

14. 2014-11-17
    soldstatus $35,000 Sold
15. 2014-11-10
    status Pending
16. 2014-10-11
    listed $43,500 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: $668 · $56/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$411/yr (+$34/mo · 61.4%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,255
• − Mortgage interest: −$7,282
• − Property taxes: −$668
• − Insurance: −$650
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,782
• Taxable income: $2,112
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,625/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

+198.9% since first listed

16 events — show timeline

• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-27 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-11 Sold (Public Records) $143,000 Public Records
• 2022-01-07 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-12 Listed $143,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-19 Sold (Public Records) $49,000 Public Records
• 2016-07-19 Sold (MLS) $49,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-10 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-05-03 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2014-11-17 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-11 Listed $43,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+25.4%/yr

Latest (2025): $668 · +1.2% YoY. Source: county tax records.