1129 SW Golden Ave · Arcadia, FL 34266

$125,200

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 9 Days on market

Built 1972 6,534 sqft lot Est $192k · 35% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this solid, metal-roof home located in the heart of Arcadia, just a few blocks from Louise Anderson Park. Offering a stately presence and distinctive architectural character, this property provides a strong foundation for renovation and restoration. The interior reflects deferred maintenance and will require repairs and updates, making it ideal for investors, renovators, or buyers seeking a value-add project. Discover the charm of DeSoto County, known for its citrus groves, ranches, agricultural heritage, and popular downtown antique shops. Conveniently located within the town of Arcadia with access to parks, shopping, and local amenities. Priced to reflect condition

Key facts

• 6,534 sq ft lot
• Built 1972
• Listed 9 days

Property features AI

Finance

• Other: Zoning: RMF-6; Lot approximately 0.15 acres (dimensions 75x51x103x121); Public maintained paved road access
• HOA & community: No HOA association; Community amenities: park, playground; Pets allowed

Exterior

• Parking: Driveway; Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; One story; Facing southeast; Completed condition
• Construction: Block construction; Metal roof; Slab foundation; Built on one level
• Exterior features: Front porch; Patio; Outdoor lighting; Located on a paved cul-de-sac lot; City limits; Sidewalks

Interior

• Kitchen: No built-in appliances included
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.6% vs local median 3.5% in Arcadia — 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 72/100 on livability (#345 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Desoto County High School (math 26% / reading 33%, grade F, #447 of 667 statewide, top 68%, 1,244 students, 67% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 207 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 71 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $866 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $125k implies a 542% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,200

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $192,128
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 SW Harlem Cir	0.21mi	3/1.0	1,200 (-5%)	4mo	$182,000	$152	79
219 Alabama Ave	0.46mi	3/1.0	1,242 (-2%)	4mo	$45,000	$36	72
304 Potter Ave	0.31mi	4/1.0 (+1)	1,199 (-5%)	19mo	$188,000	$157	56
301 S Dade Ave	0.67mi	3/1.0	1,200 (-5%)	10mo	$33,000	$28	52
1917 SW Hendry St	0.32mi	3/2.0	1,368 (+8%)	20mo	$185,000	$135	51
1556 SW Price Child St	0.28mi	3/2.0	1,398 (+11%)	19mo	$286,000	$205	50
2049 SW Poydras Ave	0.65mi	3/1.0	1,254 (-1%)	23mo	$160,000	$128	49
401 Citrus Ave	0.64mi	4/1.5 (+1)	1,248 (-1%)	16mo	$70,000	$56	48
347 S Orange Ave	0.46mi	3/2.0	1,453 (+15%)	8mo	$245,000	$169	43
1038 SE Adel St	0.72mi	3/1.5	1,390 (+10%)	22mo	$280,000	$201	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-11,636
• Equity at exit: $18,668

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,190
• Equity at exit: $10,825

Cash invested: $35,056 (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 34266

• Home prices YoY: -6.1%
• Active inventory: 207
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$657
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $135

Break-even live

Break-even rent $1,188

Max offer price $125,200

Occupancy floor 85%

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: $31,300
• Closing costs: $3,756
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 SW Harlem Cir Arcadia, FL	2.0	1.0	889	$1,300	$1.46	21d	1	0.23mi
45 W Martin Luther King Jr St Arcadia, FL	2.0–3.0	2.0	990	$1,399	$1.41	21d	3	0.41mi
219 Alabama Ave Arcadia, FL	4.0	2.0	1242	$1,500	$1.21	21d	1	0.49mi
1650 SE Hargrave St Arcadia, FL	1.0–3.0	1.0–2.0	790	$1,105	$1.40	13d	10	1.30mi
16 S 12th Ave Arcadia, FL	3.0	2.0	1150	$1,275	$1.11	21d	1	1.36mi

Listing history 13 events

1. 2026-06-18
   days on market $125,200 Active 9 DOM
2. 2026-06-17
   days on market $125,200 Active 8 DOM
3. 2026-06-16
   days on market $125,200 Active 7 DOM
4. 2026-06-15
   days on market $125,200 Active 6 DOM
5. 2026-06-14
   days on market $125,200 Active 4 DOM
6. 2026-06-13
   days on market $125,200 Active 3 DOM
7. 2026-06-10
   pricedays on marketlisting id $125,200 Active 1 DOM
8. 2026-05-31
   days on market $136,000 Active 106 DOM
9. 2026-05-30
   days on market $136,000 Active 105 DOM
10. 2026-05-08
    price $136,000
11. 2026-04-01
    price $146,000
12. 2026-02-14
    listed $156,000 Active
13. 1977-08-01
    soldstatus $19,500

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $16,309
• − Mortgage interest: −$7,013
• − Property taxes: −$2,762
• − Insurance: −$626
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,642
• Taxable loss: −$344
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,700/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: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 of 73 in FL

Livability — Arcadia

• Score: 72/100
• State rank: #345
• US rank: #5983

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

• Population (ZIP): 29,065

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 34% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 76% English-only · Spanish 22% French/Haitian/Cajun 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 403.1509
• 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

+597.4% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $136,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $146,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listed $156,000 Stellar MLS as Distributed by MLS Grid
• 1977-08-01 Sold (Public Records) $19,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,762 · +3.6% YoY. Source: county tax records.