508 Stanley Ave · Frostproof, FL 33843

$162,380

2 bd · 1.0 ba · 921 sqft · SingleFamily public records · 41 Days on market

Built 1971 8,947 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 +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• DSCR +4.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has been well maintained and is move-In ready. The home is located in the SunRay Homes subdivision which is located right off of Hwy 27 and is outside the city limits of Frostproof. It is approximately 1 1/2 drive to Tampa or Orlando. The home has two bedrooms and 1 bathroom and has recently been painted and has new laminate flooring. The kitchen has ceramic tile floors and has extra cabinets. The home has a large inside utility room large with extra storage cabinets. There is a Florida room on the front of the home and a screen in back porch. The home has a single carport, fenced in back yard, metal roof and two storage buildings. Call for more information and appointment to view.

Key facts

• Covered porch
• New cabinets
• Indoor laundry room

Tags

• BRIGHT FRONT SUNROOM
• NEW CABINETS
• CERAMIC TILE FLOORING
• LUXURY VINYL FLOORING
• INDOOR LAUNDRY ROOM
• COVERED PORCH

Property features AI

Finance

• Other: Zoning: R-1
• HOA & community: Has HOA (optional; $25 annually — approx. $2.08/month); Playground on site; Pets allowed

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Faces east; Entry level: One
• Construction: Block construction; Metal roof; Slab foundation; Built area ~1355 square feet
• Exterior features: Enclosed patio/porch; Front porch; Rear porch; Screened porch; Storage shed; Chain link fence; Asphalt/paved road access; Lot approximately 0.21 acres (75 x 120)

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; 7 total rooms
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-2 ($-26/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (15.6% below list).
• Recommended offer: $137k (15.6% 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 $33 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 41 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,032 (15.6% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.9

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: -4.9%
• Equity multiple: 0.78×
• Total profit: $-9,946
• Equity at exit: $41,774

10-year hold

• IRR: 1.5%
• Equity multiple: 1.15×
• Total profit: $6,912
• Equity at exit: $46,103

Cash invested: $45,466 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$68
• HOA: −$2
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-2

Break-even live

Break-even rent $1,373

Max offer price $161,990

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $44	+0% $-2	+5% $-48	+10% $-94
Rent	-10% $-110	-5% $-56	+0% $-2	+5% $52	+10% $106
Rate	-1.0pp $80	-0.5pp $39	base $-2	+0.5pp $-44	+1.0pp $-87

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: $40,595
• Closing costs: $4,871
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 21 events

1. 2026-05-20
   status Pending
2. 2026-05-17
   price $162,380
3. 2026-04-26
   price $167,380
4. 2026-04-09
   listed $172,380 Active
5. 2025-12-15
   historical
6. 2025-11-29
   price $159,975
7. 2025-11-11
   price $164,975
8. 2025-10-19
   price $169,975
9. 2025-10-12
   price $174,975
10. 2025-09-13
    price $179,975
11. 2025-08-30
    listed $185,000 Active
12. 2023-04-18
    soldstatus $145,000
13. 2023-04-11
    soldstatus $145,000 Closed 701-char remark

    Show marketing remark (701 chars)

    This home has been well maintained and is move-In ready. The home is located in the SunRay Homes subdivision which is located right off of Hwy 27 and is outside the city limits of Frostproof. It is approximately 1 1/2 drive to Tampa or Orlando. The home has two bedrooms and 1 bathroom and has recently been painted and has new laminate flooring. The kitchen has ceramic tile floors and has extra cabinets. The home has a large inside utility room large with extra storage cabinets. There is a Florida room on the front of the home and a screen in back porch. The home has a single carport, fenced in back yard, metal roof and two storage buildings. Call for more information and appointment to view.

14. 2023-03-07
    status Pending 701-char remark

    Show marketing remark (701 chars)

    This home has been well maintained and is move-In ready. The home is located in the SunRay Homes subdivision which is located right off of Hwy 27 and is outside the city limits of Frostproof. It is approximately 1 1/2 drive to Tampa or Orlando. The home has two bedrooms and 1 bathroom and has recently been painted and has new laminate flooring. The kitchen has ceramic tile floors and has extra cabinets. The home has a large inside utility room large with extra storage cabinets. There is a Florida room on the front of the home and a screen in back porch. The home has a single carport, fenced in back yard, metal roof and two storage buildings. Call for more information and appointment to view.

15. 2023-02-14
    listed $157,500 Active 701-char remark

    Show marketing remark (701 chars)

    This home has been well maintained and is move-In ready. The home is located in the SunRay Homes subdivision which is located right off of Hwy 27 and is outside the city limits of Frostproof. It is approximately 1 1/2 drive to Tampa or Orlando. The home has two bedrooms and 1 bathroom and has recently been painted and has new laminate flooring. The kitchen has ceramic tile floors and has extra cabinets. The home has a large inside utility room large with extra storage cabinets. There is a Florida room on the front of the home and a screen in back porch. The home has a single carport, fenced in back yard, metal roof and two storage buildings. Call for more information and appointment to view.

16. 2009-01-02
    soldstatus $44,400
17. 2008-09-18
    listed $44,900
18. 2005-03-01
    soldstatus $69,900
19. 2005-02-25
    soldstatus $69,900
20. 2004-12-12
    listed $69,900
21. 1996-10-29
    soldstatus $38,000

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/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 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $16,444
• − Mortgage interest: −$9,096
• − Property taxes: −$1,963
• − Insurance: −$812
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$24
• − Depreciation: −$4,724
• Taxable loss: −$2,805
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $647/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

+327.3% since first listed

21 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Price Changed $162,380 Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $167,380 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $172,380 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $159,975 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $164,975 Stellar MLS as Distributed by MLS Grid
• 2025-10-19 Price Changed $169,975 Stellar MLS as Distributed by MLS Grid
• 2025-10-12 Price Changed $174,975 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Price Changed $179,975 Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-18 Sold (Public Records) $145,000 Public Records
• 2023-04-11 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-14 Listed $157,500 Stellar MLS as Distributed by MLS Grid
• 2009-01-02 Sold (MLS) $44,400 Stellar MLS as Distributed by MLS Grid
• 2008-09-18 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-01 Sold (Public Records) $69,900 Public Records
• 2005-02-25 Sold (MLS) $69,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-12 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1996-10-29 Sold (Public Records) $38,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,963 · -18.6% YoY. Source: county tax records.