318 Central Ave · Frostproof, FL 33843

$180,000

2 bd · 2.0 ba · 968 sqft · SingleFamily public records · 1 Days on market

Built 1980 8,995 sqft lot $2/mo HOA

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED!! Just starting out or ready to slow down? Either way, this home is what you are looking for! This 2BR, 2BA has a lot to offer with just the right amount of space. With updated bathrooms, new flooring, paint and new metal roof at a great price, this is a must see!

Key facts

• Metal roof
• Florida room
• Single carport

Tags

• FLORIDA ROOM
• COVERED PATIO
• SINGLE CARPORT
• UTILITY BUILDING
• CONCRETE-BLOCK CONSTRUCTION
• METAL ROOF

Property features AI

Finance

• Other: Property zoned R-1; Property type: Residential, single-family; Other structures: shed(s)
• Financial info: No lease restrictions indicated
• HOA & community: Has an HOA with an optional annual fee of $25 (about $2.08 monthly); Playground in the community; Pets allowed

Exterior

• Parking: Carport (1 space); Detached or additional parking not specified
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family residence; One story; Faces east
• Construction: Block construction; Metal roof; Slab foundation; Built area and living area reported (see public records)
• Exterior features: Covered patio; Patio; Awnings; Shed(s); Asphalt/paved road access; Lot dimensions approximately 75 x 120; Lot about 0.21 acres

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry; Electric water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (23.6% below list).
• Recommended offer: $138k (23.6% below list) — sets the bar for 1% rule.

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; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $36 of equity ($1k loan paydown + $-1k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $142k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $137,564 (23.6% 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. 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. 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?
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: 0.76% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.9

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: -8.9%
• Equity multiple: 0.60×
• Total profit: $-19,947
• Equity at exit: $46,307

10-year hold

• IRR: -2.4%
• Equity multiple: 0.77×
• Total profit: $-11,554
• Equity at exit: $51,105

Cash invested: $50,400 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$209 /mo · $2,503/yr
• Insurance: −$75
• HOA: −$2
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-143

Break-even live

Break-even rent $1,556

Max offer price $154,783

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-92	+0% $-143	+5% $-194	+10% $-245
Rent	-10% $-251	-5% $-197	+0% $-143	+5% $-88	+10% $-34
Rate	-1.0pp $-52	-0.5pp $-97	base $-143	+0.5pp $-189	+1.0pp $-237

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $180,000 Active 1 DOM

ⓘ 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: $2,503 · $209/mo
• Projected year-2 tax: $2,503 · $209/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $16,508
• − Mortgage interest: −$10,083
• − Property taxes: −$2,503
• − Insurance: −$900
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$24
• − Depreciation: −$5,236
• Taxable loss: −$4,879
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $-542/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

+339.0% since first listed

20 events — show timeline

• 2026-06-17 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-09 Sold (Public Records) $142,500 Public Records
• 2017-06-21 Sold (Public Records) $62,000 Public Records
• 2017-06-13 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-05 Price Changed $58,500 Stellar MLS as Distributed by MLS Grid
• 2017-04-25 Price Changed $62,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-31 Price Changed $64,950 Stellar MLS as Distributed by MLS Grid
• 2017-02-25 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-11 Price Changed $76,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-22 Listed $78,500 Stellar MLS as Distributed by MLS Grid
• 2016-11-28 Sold (MLS) $41,500 Stellar MLS as Distributed by MLS Grid
• 2016-10-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-03 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-03 Listed $44,800 Stellar MLS as Distributed by MLS Grid
• 2006-06-15 Sold (Public Records) $102,000 Public Records
• 2006-06-08 Sold (MLS) $102,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-27 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 1992-08-01 Sold (Public Records) $45,000 Public Records
• 1987-02-01 Sold (Public Records) $41,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $2,503 · +3.1% YoY. Source: county tax records.