30 E 8th St · Frostproof, FL 33843

$179,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 15 Days on market

Built 1925 0.34 ac lot

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a charming little bungalow to call home? Here it is!!! This adorable home, built in 1925, boasts 2 bed/2 bath and was updated in 2005 with new plumbing, windows, roof, flooring and more! Spacious, open floor plan offers easy living with lots of storage! Complete with a large 2 car carport, laundry room and lushly landscaped fenced yard. Take time to relax and enjoy either of your screen enclosed porches, front or back! This little gem has a so much to offer and will be gone in no time. .. .don't wait to see it!

Key facts

• Screened front porch
• Updated roofing
• Open floor plan

Tags

• UPDATED PLUMBING
• UPDATED WINDOWS
• UPDATED ROOFING
• OPEN FLOOR PLAN
• ABUNDANCE OF STORAGE
• SCREENED FRONT PORCH

Property features AI

Finance

• Other: Zoning: RM; Lot approximately 0.34 acres (100.2 x 147); Total building area approximately 1,136 sq ft (public records)
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: Covered carport; 2 carport spaces
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Irrigation equipment
• Home design: Single family residence; One story; North facing; Homestead property
• Construction: Stucco and frame construction; Metal roof; Crawlspace foundation; Workshop/other structure on site; Built with approximately 912 sq ft living area (public records)
• Exterior features: Storage; Chain link fencing; Paved road access; City limits lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Decorative fireplace in living room
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-79 ($-944/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.7% below list).
• Recommended offer: $137k (23.7% 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; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $37 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 15 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $129k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,666 (23.7% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.9

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: -7.1%
• Equity multiple: 0.68×
• Total profit: $-15,845
• Equity at exit: $46,050

10-year hold

• IRR: -0.6%
• Equity multiple: 0.94×
• Total profit: $-2,984
• Equity at exit: $50,821

Cash invested: $50,120 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-79

Break-even live

Break-even rent $1,466

Max offer price $165,105

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	14d	1	0.51mi
120 Chesney Blvd Frostproof, FL	3.0	2.0	944	$1,495	$1.58	3d	1	0.98mi

Listing history 11 events

1. 2026-06-18
   days on market $179,000 Active 15 DOM
2. 2026-06-17
   days on market $179,000 Active 14 DOM
3. 2026-06-16
   days on market $179,000 Active 13 DOM
4. 2026-06-15
   days on market $179,000 Active 12 DOM
5. 2026-06-13
   days on market $179,000 Active 10 DOM
6. 2026-06-10
   days on market $179,000 Active 7 DOM
7. 2026-06-09
   days on market $179,000 Active 6 DOM
8. 2026-06-08
   days on market $179,000 Active 5 DOM
9. 2026-06-07
   days on market $179,000 Active 4 DOM
10. 2026-06-05
    remarks 687-char remark
11. 2026-06-05
    listed $179,000 Active 1 DOM

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,400
• − Mortgage interest: −$10,027
• − Property taxes: −$1,740
• − Insurance: −$895
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$5,207
• Taxable loss: −$4,094
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $39/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

+1527.3% since first listed

8 events — show timeline

• 2026-06-03 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Sold (Public Records) $128,900 Public Records
• 2021-06-25 Sold (MLS) $128,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-12 Listed $128,900 Stellar MLS as Distributed by MLS Grid
• 2007-08-10 Sold (Public Records) $85,000 Public Records
• 1983-10-01 Sold (Public Records) $17,000 Public Records
• 1977-12-01 Sold (Public Records) $11,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $1,740 · +3.3% YoY. Source: county tax records.