119 S Winter Cir · Avon Park, FL 33825

$139,900

3 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 52 Days on market

Built 1999 0.25 ac lot Est $147k · at est. $10/mo HOA · 1% of rent

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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 +19.4/30.0
• ARV discount +9.6/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare 3 bedroom, 2 bathroom mobile home located in the desirable Knolls subdivision! Built in 1999, this home features an attached garage with the perfect space for projects, hobbies, storage, or working on equipment Home also features a spacious enclosed porch currently set up as a family room and dining area, perfect for entertaining or relaxing year-round. Ideal for winter residents or full-time living, this property offers great space, functionality, and value. This home is being offered furnished, giving you an excellent head start when moving in and making the transition easy. The home needs a little exterior maintenance, which is reflected in the attractive price, a great opportunity

Key facts

• Attached garage
• Dining area
• Enclosed porch

Tags

• ATTACHED GARAGE
• ENCLOSED PORCH
• DINING AREA
• KNOLLS SUBDIVISION

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $125 (about $10.42/month); Located in a senior community

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Septic tank sewer
• Home design: Mobile home (residential); One level; Frame construction
• Construction: Frame construction; Shingle roof
• Exterior features: Rear enclosed porch; Shingle roof; Paved road access; Frontage approximately 81 feet; Lot of about 0.251 acres; No pool

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Laminate; Simulated wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $139k (0.8% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% 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+, amenities F, commute 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.
• Zoned schools: Sun 'N Lake Elementary School (math 63% / reading 59%, grade B, #653 of 2,144 statewide, top 31%, 618 students, 67% FRL); Avon Park Middle School (math 37% / reading 35%, grade F, #410 of 571 statewide, top 72%, 638 students, 77% FRL); Avon Park High School (math 35% / reading 39%, grade F, #340 of 667 statewide, top 52%, 928 students, 67% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 478 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
5. 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?
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: 0.99% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $146,740
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Century Blvd	0.05mi	2/2.0 (-1)	1,008 (-0%)	14mo	$90,000	$89	80
23 Century Blvd	0.11mi	2/2.0 (-1)	948 (-6%)	8mo	$137,000	$145	73
11 Century Blvd	0.06mi	2/2.0 (-1)	960 (-5%)	14mo	$145,500	$152	72
1218 Head St	0.62mi	3/2.0	924 (-9%)	16mo	$139,000	$150	43
1210 Head St	0.63mi	2/1.5 (-1)	864 (-15%)	5mo	$85,000	$98	35

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-12,759
• Equity at exit: $20,860

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,664
• Equity at exit: $12,096

Cash invested: $39,172 (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 33825

• Home prices YoY: -25.9%
• Active inventory: 478
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$58
• HOA: −$10
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $156

Break-even live

Break-even rent $1,190

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $235	-5% $195	+0% $156	+5% $116	+10% $76
Rent	-10% $46	-5% $101	+0% $156	+5% $210	+10% $265
Rate	-1.0pp $226	-0.5pp $191	base $156	+0.5pp $119	+1.0pp $82

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
565 Luminary LOOP Avon Park, FL	2.0–3.0	1.5–2.0	1142	$1,140	$1.00	25d	6	1.38mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: exterior maint.

Listing history 13 events

1. 2026-06-21
   days on market $139,900 Active 52 DOM
2. 2026-06-19
   days on market $139,900 Active 50 DOM
3. 2026-06-18
   days on market $139,900 Active 49 DOM
4. 2026-06-18
   status $139,900 Active 48 DOM
5. 2026-06-10
   status $139,900 Pending 48 DOM
6. 2026-06-09
   days on market $139,900 Active 48 DOM
7. 2026-06-08
   days on market $139,900 Active 47 DOM
8. 2026-06-07
   days on market $139,900 Active 46 DOM
9. 2026-06-02
   days on market $139,900 Active 41 DOM
10. 2026-06-01
    days on market $139,900 Active 40 DOM
11. 2026-05-31
    days on market $139,900 Active 39 DOM
12. 2026-05-30
    days on market $139,900 Active 38 DOM
13. 2026-04-21
    listed $139,900 Active

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $16,646
• − Mortgage interest: −$7,837
• − Property taxes: −$1,661
• − Insurance: −$700
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − HOA: −$120
• − Depreciation: −$4,070
• Taxable loss: −$404
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $1,963/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): 25,501
• Household income: $46,949
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 691.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Hispanic / Latino 27% Black 17% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 13% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Guatemala
• Languages at home: 74% English-only · Spanish 24% Tagalog/Filipino 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: ▼ -98.54%
• Current HPI: 281.8067
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-21 Listed $139,900 HAOR as distributed by MLS GRID

Property tax history

+6.7%/yr

Latest (2025): $1,661 · -3.0% YoY. Source: county tax records.