4518 Leucadendra Dr · Avon Park, FL 33872

$69,900

1 bd · 1.0 ba · 866 sqft · SingleFamily public records · 105 Days on market

Built 1977 $250/mo HOA · 18% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at The Oasis of Sun 'n Lake of Sebring. This unit is one of only eight condos surrounding the well-maintained grounds and pool within this private 55+ community. The condo is more spacious than it appears, featuring one bedroom and one bathroom, a large living room, an open kitchen, and a generous lanai overlooking the pool. It also offers plenty of closet space. The quarterly maintenance fee covers risk insurance, exterior pest control, lawn care, pool and common area maintenance, and use of the laundry facilities.

Key facts

• Generous lanai
• Large living room
• Private community

Tags

• WELL MAINTAINED GROUNDS
• PRIVATE COMMUNITY
• LARGE LIVING ROOM
• OPEN KITCHEN
• GENEROUS LANAI
• PLENTY OF CLOSET SPACE

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee ($750 quarterly / $250 monthly equivalent); Community clubhouse, fitness center, golf, playground, pool, tennis courts; Senior community

Exterior

• Parking: Assigned parking; Detached parking
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Residential condominium; One level; R3FUD zoning
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Enclosed rear porch; Community heated in-ground pool

Interior

• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Blinds

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/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: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Rents rising (+1.6%/yr); 700 active listings in the ZIP; 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $70k implies a 89% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.04% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.67%
• DSCR: 2.05
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $180,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4729 Vilabella Dr	0.30mi	1/1.0	749 (-14%)	0mo	$70,000	$93	63
4003 Ramiro St	0.38mi	2/2.0 (+1)	951 (+10%)	5mo	$198,000	$208	52

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.59×
• Total profit: $11,532
• Equity at exit: $10,422

10-year hold

• IRR: 22.5%
• Equity multiple: 2.78×
• Total profit: $34,803
• Equity at exit: $6,044

Cash invested: $19,572 (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 33872

• Home prices YoY: -25.8%
• Rents YoY: 1.6%
• Active inventory: 700
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$29
• HOA: −$250
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $386

Break-even live

Break-even rent $937

Max offer price $69,900

Occupancy floor 68%

Sensitivity live

Price	-10% $426	-5% $406	+0% $386	+5% $366	+10% $347
Rent	-10% $273	-5% $330	+0% $386	+5% $442	+10% $499
Rate	-1.0pp $421	-0.5pp $404	base $386	+0.5pp $368	+1.0pp $350

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: landscapingpool

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-04-06
   price $69,900
3. 2026-02-02
   listed $74,500 Active
4. 2025-03-31
   price $86,900
5. 2004-08-05
   soldstatus $37,000
6. 2002-12-31
   soldstatus $50,000
7. 1990-09-01
   soldstatus $35,000
8. 1978-04-01
   soldstatus $28,900

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $17,113
• − Mortgage interest: −$3,915
• − Property taxes: −$1,138
• − Insurance: −$350
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − HOA: −$3,000
• − Depreciation: −$2,033
• Taxable income: $3,939
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,688/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): 13,746
• Household income: $69,578
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 222.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 11% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Russian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 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: ▼ -78.20%
• Current HPI: 225.3761
• Rent YoY: ▲ 1.65%
• 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

+141.9% since first listed

8 events — show timeline

• 2026-05-18 Pending — HAOR as distributed by MLS GRID
• 2026-04-06 Price Changed $69,900 HAOR as distributed by MLS GRID
• 2026-02-02 Listed $74,500 HAOR as distributed by MLS GRID
• 2025-03-31 Price Changed $86,900 HAOR as distributed by MLS GRID
• 2004-08-05 Sold (Public Records) $37,000 Public Records
• 2002-12-31 Sold (Public Records) $50,000 Public Records
• 1990-09-01 Sold (Public Records) $35,000 Public Records
• 1978-04-01 Sold (Public Records) $28,900 Public Records

Property tax history

+19.9%/yr

Latest (2025): $1,138 · +294.7% YoY. Source: county tax records.