560 N Palm Ave · Frostproof, FL 33843

$165,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 53 Days on market

Built 1935 0.44 ac lot

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +4.7/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to a place that feels like home the moment you arrive. Nestled on nearly half an acre in a peaceful, serene setting, this charming 3-bedroom, 1-bath property offers quiet country living with timeless warmth and endless potential. Filled with character and a cozy, nostalgic “grandmother’s house” charm, this home invites you to slow down and savor simpler moments. Recent updates include a refreshed bathroom and improvements to the spacious enclosed lanai, creating even more room to relax or entertain. Enjoy an enclosed front porch, a large enclosed lanai, mature fruit trees, and a generous yard with space to garden, roam, or simply enjoy the beauty around you. This i

Key facts

• Mature fruit trees
• Generous yard
• Refreshed bathroom

Tags

• HALF AN ACRE
• REFRESHED BATHROOM
• ENCLOSED LANAI
• ENCLOSED FRONT PORCH
• MATURE FRUIT TREES
• GENEROUS YARD

Property features AI

Finance

• Other: Accessibility: grip-accessible features; Zoning: R1; Road surface: paved; Frontage: 150 ft
• HOA & community: No community features listed

Exterior

• Parking: Driveway; RV access/parking; On-street parking
• Utilities: Private well water; Septic tank; Cable available
• Home design: Single-family residence; One story; Frame construction
• Construction: Metal roof
• Exterior features: Rear enclosed porch; Front porch; Screened porch; Patio; Fenced yard; Shed(s); Workshop

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher not listed
• Bedrooms: Total rooms: 10
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (13.8% below list).
• Recommended offer: $142k (13.8% 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; 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 $34 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

• It's been on market 53 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $165k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $142,225 (13.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.7

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-951
• Equity at exit: $42,448

10-year hold

• IRR: 5.8%
• Equity multiple: 1.58×
• Total profit: $26,580
• Equity at exit: $46,847

Cash invested: $46,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $143

Break-even live

Break-even rent $1,242

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $189	+0% $143	+5% $96	+10% $49
Rent	-10% $30	-5% $86	+0% $143	+5% $199	+10% $255
Rate	-1.0pp $226	-0.5pp $185	base $143	+0.5pp $100	+1.0pp $56

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: $41,250
• Closing costs: $4,950
• 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	3d	1	0.52mi
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	15d	1	0.92mi

Listing history 17 events

1. 2026-06-18
   days on market $165,000 Active 53 DOM
2. 2026-06-17
   days on market $165,000 Active 52 DOM
3. 2026-06-16
   days on market $165,000 Active 51 DOM
4. 2026-06-15
   days on market $165,000 Active 50 DOM
5. 2026-06-13
   days on market $165,000 Active 48 DOM
6. 2026-06-10
   days on market $165,000 Active 45 DOM
7. 2026-06-09
   days on market $165,000 Active 44 DOM
8. 2026-06-08
   days on market $165,000 Active 43 DOM
9. 2026-06-07
   days on market $165,000 Active 42 DOM
10. 2026-06-05
    days on market $165,000 Active 39 DOM
11. 2026-06-03
    days on market $165,000 Active 38 DOM
12. 2026-06-03
    days on market $165,000 Active 37 DOM
13. 2026-06-01
    days on market $165,000 Active 36 DOM
14. 2026-05-31
    days on market $165,000 Active 35 DOM
15. 2026-04-26
    listed $165,000 Active
16. 2004-02-17
    soldstatus $42,000
17. 1996-09-30
    soldstatus $32,000

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$807/yr (+$67/mo · 143.5%)

ⓘ 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: $17,067
• − Mortgage interest: −$9,243
• − Property taxes: −$562
• − Insurance: −$825
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,800
• Taxable loss: −$1,094
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,975/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

+415.6% since first listed

3 events — show timeline

• 2026-04-26 Listed $165,000 HAOR as distributed by MLS GRID
• 2004-02-17 Sold (Public Records) $42,000 Public Records
• 1996-09-30 Sold (Public Records) $32,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $562 · +4.4% YoY. Source: county tax records.