10 Mccarthy Ave · Frostproof, FL 33843

$139,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 81 Days on market

Built 1943 5,789 sqft 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

Key facts

• Expansive yard
• Double carport
• Quiet deadend street

Tags

• DOUBLE CARPORT
• LARGE STORAGE SHED
• PAID OFF SOLAR PANELS
• EXPANSIVE YARD
• QUIET DEADEND STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $28 of equity ($961 loan paydown + $-933 appreciation (-0.7% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.8

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: 3.2%
• Equity multiple: 1.14×
• Total profit: $5,619
• Equity at exit: $35,759

10-year hold

• IRR: 9.3%
• Equity multiple: 1.94×
• Total profit: $36,489
• Equity at exit: $39,465

Cash invested: $38,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $220

Break-even live

Break-even rent $1,214

Max offer price $139,000

Occupancy floor 80%

Sensitivity live

Price	-10% $298	-5% $259	+0% $220	+5% $180	+10% $141
Rent	-10% $102	-5% $161	+0% $220	+5% $279	+10% $338
Rate	-1.0pp $290	-0.5pp $255	base $220	+0.5pp $184	+1.0pp $147

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Chesney Blvd Frostproof, FL	3.0	2.0	944	$1,495	$1.58	4d	1	0.09mi
307 N Lake Reedy Blvd Frostproof, FL	3.0	2.0	1254	$1,550	$1.24	14d	1	0.43mi
307 N Lake Reedy Blvd Frostproof, FL	3.0	2.0	1254	$1,550	$1.24	15d	1	0.43mi
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	15d	1	0.67mi

Listing history 33 events

1. 2026-04-28
   status Pending
2. 2026-03-31
   price $139,000
3. 2026-02-06
   listed $149,000 Active
4. 2025-08-31
   historical
5. 2025-01-30
   price $149,900
6. 2025-01-23
   historical $1,500
7. 2024-12-07
   price $154,000
8. 2024-11-23
   listed $1,500
9. 2024-10-21
   price $159,000
10. 2024-09-18
    listed $164,000 Active
11. 2024-09-10
    historical $1,700
12. 2024-09-10
    historical $1,700
13. 2024-05-17
    listed $1,700
14. 2024-05-11
    listed $1,700
15. 2021-11-10
    soldstatus $119,900
16. 2021-11-04
    soldstatus $119,900 Closed 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

17. 2021-09-29
    status Pending 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

18. 2021-09-29
    status Active 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

19. 2021-09-29
    status Pending 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

20. 2021-09-27
    status Active 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

21. 2021-09-19
    status Pending 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

22. 2021-09-09
    listed $119,900 Active 643-char remark

    Show marketing remark (643 chars)

    Single family home in Southern Polk County Frostproof, FL with tons of potential for first time home buyer or investors. The property is located in a dead end and quiet friendly neighborhood close to restaurants, shopping, historical museum, Lake Clinch with boat ramp, Lake Whales Ridge State Forest, Lily Lake and Crooked Lake, just to name a few. You will be close to Highway 27 and Scenic Highway, easy access to surrounding cities; Dundee, Lake Whales and Haines City, FL. The home comes with recently installed air conditioner, solar, new shed and tons of fruit trees out back that you can enjoy. Book your appointment to tour this home.

23. 2013-02-28
    soldstatus $30,000
24. 2012-04-16
    listed $45,000
25. 2010-07-27
    soldstatus $25,000
26. 2009-12-15
    listed $38,900
27. 2008-04-10
    listed $65,000
28. 2006-12-15
    soldstatus $70,000
29. 2006-12-04
    soldstatus $70,000
30. 2006-10-16
    listed $76,500
31. 2005-03-03
    soldstatus $37,900
32. 2005-02-16
    soldstatus $37,900
33. 2005-01-28
    listed $37,900

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $17,905
• − Mortgage interest: −$7,786
• − Property taxes: −$2,067
• − Insurance: −$695
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,044
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,528/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

+266.8% since first listed

33 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Rental Removed $1,500 STELLARMLS
• 2024-12-07 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-23 Listed for Rent $1,500 STELLARMLS
• 2024-10-21 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-18 Listed $164,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Rental Removed $1,700 HAOR
• 2024-09-10 Rental Removed $1,700 STELLARMLS
• 2024-05-17 Listed for Rent $1,700 HAOR
• 2024-05-11 Listed for Rent $1,700 STELLARMLS
• 2021-11-10 Sold (Public Records) $119,900 Public Records
• 2021-11-04 Sold (MLS) $119,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-09-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-09 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-28 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-16 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2010-07-27 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-15 Listed $38,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-10 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-15 Sold (Public Records) $70,000 Public Records
• 2006-12-04 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-16 Listed $76,500 Stellar MLS as Distributed by MLS Grid
• 2005-03-03 Sold (Public Records) $37,900 Public Records
• 2005-02-16 Sold (MLS) $37,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-28 Listed $37,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $2,067 · +2.6% YoY. Source: county tax records.