3819 Edgewater Dr · Avon Park, FL 33872

$135,900

2 bd · 2.0 ba · 1,234 sqft · Condo public records · 224 Days on market

Built 1979 $367/mo HOA · 23% of rent

---

Why this score? — see what drove the D 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! Check out this affordable furnished condo in Sun N Lakes of Sebring. This furnished condo is on the 2nd floor and has a great view of the pool and golf course. The front entry & kitchen have tile flooring & the dining, living & primary bedroom has newer carpeting. The guest bedroom is to the front of this condo with easy access to the laundry area & guest bathroom. The ceilings in the dining & living room have been retextured & painted. The a/c was replaced in 2018 and the roof was replaced in 2022, the hot water heater has also been replaced. This condo has an open floor plan & is easy to maintain. The rear screened porch has easy m

Key facts

• Open floor plan
• Retextured ceilings
• Newer carpeting

Tags

• GREAT VIEW OF THE POOL
• GREAT VIEW OF GOLF COURSE
• TILE FLOORING
• NEWER CARPETING
• RETEXTURED CEILINGS
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Quarterly association fee: $1,100; Community amenities: clubhouse, fitness center, golf, playground, pool, tennis courts; Senior community

Exterior

• Parking: Assigned parking; Detached parking (2 spaces total)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Residential property; Two-level unit; Entry on second level
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Rear screened porch; Community pool available; Golf course frontage; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range; Refrigerator; Electric water heater
• Bedrooms: Two-level entry (unit on second level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Insulated windows with blinds; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $136k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $119,592 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-28,847
• Equity at exit: $20,263

10-year hold

• IRR: -21.6%
• Equity multiple: -0.02×
• Total profit: $-38,992
• Equity at exit: $11,750

Cash invested: $38,052 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$217 /mo · $2,608/yr
• Insurance: −$57
• HOA: −$367
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-78

Break-even live

Break-even rent $1,713

Max offer price $122,200

Occupancy floor 100%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $367 · $4,404/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-19
   days on market $135,900 Active 224 DOM
2. 2026-06-18
   days on market $135,900 Active 223 DOM
3. 2026-06-17
   days on market $135,900 Active 222 DOM
4. 2026-06-16
   days on market $135,900 Active 221 DOM
5. 2026-06-15
   days on market $135,900 Active 220 DOM
6. 2026-06-14
   days on market $135,900 Active 218 DOM
7. 2026-06-10
   days on market $135,900 Active 215 DOM
8. 2026-06-09
   days on market $135,900 Active 214 DOM
9. 2026-06-08
   days on market $135,900 Active 213 DOM
10. 2026-06-07
    days on market $135,900 Active 212 DOM
11. 2026-06-02
    days on market $135,900 Active 207 DOM
12. 2026-06-01
    days on market $135,900 Active 206 DOM
13. 2026-05-31
    days on market $135,900 Active 205 DOM
14. 2026-05-30
    days on market $135,900 Active 204 DOM
15. 2026-05-05
    price $135,900
16. 2026-01-15
    price $139,900
17. 2025-11-06
    listed $144,900 Active
18. 2025-02-04
    price $154,900
19. 2010-05-18
    soldstatus $82,500
20. 2004-08-05
    soldstatus $69,900
21. 1995-05-10
    soldstatus $44,000

ⓘ 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: $2,608 · $217/mo
• Projected year-2 tax: $2,608 · $217/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 25 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: $19,383
• − Mortgage interest: −$7,613
• − Property taxes: −$2,608
• − Insurance: −$680
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$4,404
• − Depreciation: −$3,953
• Taxable loss: −$2,975
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $-217/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

+208.9% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $135,900 HAOR as distributed by MLS GRID
• 2026-01-15 Price Changed $139,900 HAOR as distributed by MLS GRID
• 2025-11-06 Listed $144,900 HAOR as distributed by MLS GRID
• 2025-02-04 Price Changed $154,900 HAOR as distributed by MLS GRID
• 2010-05-18 Sold (Public Records) $82,500 Public Records
• 2004-08-05 Sold (Public Records) $69,900 Public Records
• 1995-05-10 Sold (Public Records) $44,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,608 · +63.3% YoY. Source: county tax records.