1880 SE 1st Ave · Southeast Arcadia, FL 34266

$24,885

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 29 Days on market

Built 1978 0.54 ac lot ↓ 29% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +2.8/30.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction Property. The list price is NOT indicative of seller's final reserve amount. This property is part of an online bidding event; please visit the auction website to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. Upcoming auction date is: 04/19 at 8am EST - 04/21. Buyer premium is 5% of winning bid or minimum $2,500. Per public records this is a 3-bedroom, 2-bath home 1,416 sqft on a 0.53-acre lot. Additional parcel #06-38-25-0097-00F0-0110 is included in the sale 0.26 acres for a total acreage of 0.79 acres.

Key facts

• 0.54 acre lot
• Built 1978
• Listed 29 days

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: RMF-M; Total lot size approximately 0.79 acres (1/2 to less than 1 acre)
• Financial info: No lease restrictions; Tax information available but excluded
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Private water source listed; Private sewer; Other utilities
• Home design: Single-family residence; One story; Faces west
• Construction: Vinyl siding with frame construction; Metal roof; Slab foundation; Built area about 1,600 total; living area about 1,416
• Exterior features: Lot includes two parcels; Lot dimensions approximately 195 x 120; Road surface: Other

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: No interior features specified
• Laundry & utility: No laundry facilities

🔨 Auction listing. The $24,885 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $287,448 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $-960 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#864 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, schools F, amenities 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.
• Market conditions: 207 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 29 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 17.3% of price.
• 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 $24,511 (1.5% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.45% ✗
• Cap rate: 2.29%
• Cash-on-cash: -14.31%
• DSCR: 0.36
• GRM: 18.4

CMA / ARV

• ARV (on-the-fly): $287,448
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2183 SW Lois Ave	0.36mi	3/2.0	1,407 (-1%)	15mo	$255,000	$181	70
1337 SE Maple Dr	0.27mi	3/2.0	1,369 (-3%)	23mo	$275,000	$201	63
1597 SE Peach Dr	0.50mi	3/2.0	1,296 (-8%)	13mo	$263,000	$203	52
1760 SE Apple Dr	0.74mi	3/2.0	1,404 (-1%)	14mo	$235,000	$167	52
1556 SW Price Child St	0.66mi	3/2.0	1,398 (-1%)	19mo	$286,000	$205	52
1833 SE Tangelo Dr	0.74mi	3/2.0	1,248 (-12%)	3mo	$305,000	$244	43
2049 SW Poydras Ave	0.64mi	3/1.0	1,254 (-11%)	23mo	$160,000	$128	28
1809 SE Tangelo	0.73mi	3/2.0	1,222 (-14%)	20mo	$307,000	$251	27

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: -43.5%
• Equity multiple: -0.34×
• Total profit: $-107,694
• Equity at exit: $42,859

10-year hold

• IRR: -76.5%
• Equity multiple: -1.14×
• Total profit: $-172,420
• Equity at exit: $24,853

Cash invested: $80,485 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$1,507
• Tax est. 1.5%: −$359 /mo · $4,312/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-960

Break-even live

Break-even rent $2,515

Max offer price $148,552

Occupancy floor —

Sensitivity live

Price	-10% $-761	-5% $-861	+0% $-960	+5% $-1,059	+10% $-1,159
Rent	-10% $-1,063	-5% $-1,011	+0% $-960	+5% $-909	+10% $-857
Rate	-1.0pp $-815	-0.5pp $-887	base $-960	+0.5pp $-1,034	+1.0pp $-1,110

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: $71,862
• Closing costs: $8,623
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 W Martin Luther King Jr St Arcadia, FL	2.0–3.0	2.0	990	$1,399	$1.41	22d	3	0.83mi
1650 SE Hargrave St Arcadia, FL	1.0–3.0	1.0–2.0	790	$1,105	$1.40	14d	10	0.88mi
16 S 12th Ave Arcadia, FL	3.0	2.0	1150	$1,275	$1.11	22d	1	0.98mi
1836 SW Harlem Cir Arcadia, FL	2.0	1.0	889	$1,300	$1.46	22d	1	1.01mi
219 Alabama Ave Arcadia, FL	4.0	2.0	1242	$1,500	$1.21	22d	1	1.14mi
1300 NE Oak St Arcadia, FL	2.0–3.0	2.0	947	$1,069	$1.13	14d	18	1.33mi
1821 Los Pinos Rd Arcadia, FL	2.0	1.0	900	$1,350	$1.50	14d	1	1.49mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-01
   status Pending
4. 2026-03-17
   listed $24,885 Active
5. 2026-01-29
   historical
6. 2025-12-17
   listed $35,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 26 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: $15,594
• − Mortgage interest: −$16,102
• − Property taxes: −$4,312
• − Insurance: −$1,437
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$8,362
• Taxable loss: −$17,114
• Est. tax savings @ 24.0%: +$4,107
• After-tax cash flow: $-7,411/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 — Southeast Arcadia

• Score: 56/100
• State rank: #864
• US rank: #22423

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southeast Arcadia, FL
• 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

-28.9% since first listed

6 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $24,885 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $35,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.9%/yr

Latest (2025): $2,618 · +4.0% YoY. Source: county tax records.