4640 NE Cubitis Ave · Arcadia, FL 34266

$110,000

2 bd · 1.0 ba · 1,041 sqft · SingleFamily public records · 48 Days on market

Built 1961 8,538 sqft lot Est $206k · 47% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.1/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch-style home in Arcadia offers solid bones and genuine potential for buyers ready to invest in a property with character and opportunity. Situated on its own lot, the home features 2 bedrooms and 1 bathrooms, providing a functional layout for renovation or customization. With vision and effort, this property can be transformed into a comfortable residence or income-generating rental in an area with steady interest.

Key facts

• 8,538 sq ft lot
• Built 1961
• Listed 48 days

Property features AI

Finance

• Other: Zoned RSF-1
• Financial info: No lease restrictions
• HOA & community: No HOA/association indicated; Pets allowed

Exterior

• Utilities: Well water; No sewer; Electricity connected
• Home design: Single family residence; Residential property; One story; Faces west; Entry level: main level
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on a 0.2-acre lot (approx. 76 x 128)
• Exterior features: Front porch; Exterior lighting; Publicly maintained paved asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (all on main level)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Other interior features; Tile floors
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.5% in Arcadia — 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 72/100 on livability (#345 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, 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; 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $206,118
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 NE Hammock St	0.45mi	2/1.0	1,008 (-3%)	10mo	$200,000	$198	65
4418 NE Masters Ave	0.56mi	2/2.0	1,170 (+12%)	1mo	$175,000	$150	48
2100 NE Diamond K St	0.40mi	3/2.0 (+1)	1,185 (+14%)	2mo	$353,800	$299	47

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,183
• Equity at exit: $16,401

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $29,965
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $329

Break-even live

Break-even rent $1,023

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $110,000 Active 48 DOM
2. 2026-06-17
   days on market $110,000 Active 47 DOM
3. 2026-06-16
   days on market $110,000 Active 46 DOM
4. 2026-06-15
   days on market $110,000 Active 45 DOM
5. 2026-06-14
   days on market $110,000 Active 43 DOM
6. 2026-06-13
   days on market $110,000 Active 42 DOM
7. 2026-06-10
   days on market $110,000 Active 40 DOM
8. 2026-06-09
   days on market $110,000 Active 39 DOM
9. 2026-06-08
   days on market $110,000 Active 38 DOM
10. 2026-06-07
    days on market $110,000 Active 37 DOM
11. 2026-06-02
    days on market $110,000 Active 32 DOM
12. 2026-06-01
    days on market $110,000 Active 31 DOM
13. 2026-05-31
    days on market $110,000 Active 30 DOM
14. 2026-05-30
    days on market $110,000 Active 29 DOM
15. 2026-05-01
    listed $110,000 Active

    Show marketing remark (427 chars)

    This ranch-style home in Arcadia offers solid bones and genuine potential for buyers ready to invest in a property with character and opportunity. Situated on its own lot, the home features 2 bedrooms and 1 bathrooms, providing a functional layout for renovation or customization. With vision and effort, this property can be transformed into a comfortable residence or income-generating rental in an area with steady interest.

16. 2026-05-01
    listed $110,000 Active 427-char remark

    Show marketing remark (427 chars)

    This ranch-style home in Arcadia offers solid bones and genuine potential for buyers ready to invest in a property with character and opportunity. Situated on its own lot, the home features 2 bedrooms and 1 bathrooms, providing a functional layout for renovation or customization. With vision and effort, this property can be transformed into a comfortable residence or income-generating rental in an area with steady interest.

17. 2022-08-01
    soldstatus $130,000
18. 2022-01-14
    soldstatus $110,000
19. 2022-01-07
    soldstatus $110,000 Closed 650-char remark

    Show marketing remark (650 chars)

    This offering is for a 2 BR , concrete block home in the County on . 20 ac lot. There is so much potential here . The attached photos are pre-tenant when home was vacant. Tenants both work so an appointmet is necessary. The home has a nice size living room and a galley kitchen with a pantry. The family room has a brick stucture where one might put a faux fireplace. There is a small storage room accessible from inside . Across the front is a large screened in porch and on North side there is a concrete area for outdoor entertaining or perhaps converting into a carport/gazebo area. Drive by ok just please dont go into yard or contact tenants.

20. 2021-12-03
    status Pending 650-char remark

    Show marketing remark (650 chars)

    This offering is for a 2 BR , concrete block home in the County on . 20 ac lot. There is so much potential here . The attached photos are pre-tenant when home was vacant. Tenants both work so an appointmet is necessary. The home has a nice size living room and a galley kitchen with a pantry. The family room has a brick stucture where one might put a faux fireplace. There is a small storage room accessible from inside . Across the front is a large screened in porch and on North side there is a concrete area for outdoor entertaining or perhaps converting into a carport/gazebo area. Drive by ok just please dont go into yard or contact tenants.

21. 2021-07-08
    price $125,000 650-char remark

    Show marketing remark (650 chars)

    This offering is for a 2 BR , concrete block home in the County on . 20 ac lot. There is so much potential here . The attached photos are pre-tenant when home was vacant. Tenants both work so an appointmet is necessary. The home has a nice size living room and a galley kitchen with a pantry. The family room has a brick stucture where one might put a faux fireplace. There is a small storage room accessible from inside . Across the front is a large screened in porch and on North side there is a concrete area for outdoor entertaining or perhaps converting into a carport/gazebo area. Drive by ok just please dont go into yard or contact tenants.

22. 2021-07-07
    status Active 650-char remark

    Show marketing remark (650 chars)

    This offering is for a 2 BR , concrete block home in the County on . 20 ac lot. There is so much potential here . The attached photos are pre-tenant when home was vacant. Tenants both work so an appointmet is necessary. The home has a nice size living room and a galley kitchen with a pantry. The family room has a brick stucture where one might put a faux fireplace. There is a small storage room accessible from inside . Across the front is a large screened in porch and on North side there is a concrete area for outdoor entertaining or perhaps converting into a carport/gazebo area. Drive by ok just please dont go into yard or contact tenants.

23. 2021-06-01
    listed $136,000 Active 650-char remark

    Show marketing remark (650 chars)

    This offering is for a 2 BR , concrete block home in the County on . 20 ac lot. There is so much potential here . The attached photos are pre-tenant when home was vacant. Tenants both work so an appointmet is necessary. The home has a nice size living room and a galley kitchen with a pantry. The family room has a brick stucture where one might put a faux fireplace. There is a small storage room accessible from inside . Across the front is a large screened in porch and on North side there is a concrete area for outdoor entertaining or perhaps converting into a carport/gazebo area. Drive by ok just please dont go into yard or contact tenants.

24. 2020-02-22
    historical
25. 2018-09-04
    price $149,000
26. 2018-05-03
    listed $179,000 Active
27. 2009-04-08
    listed $99,000
28. 2005-01-21
    soldstatus $55,000
29. 1997-06-02
    soldstatus $32,000
30. 1978-09-01
    soldstatus $10,000

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $17,277
• − Mortgage interest: −$6,162
• − Property taxes: −$2,228
• − Insurance: −$550
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,200
• Taxable income: $2,373
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,379/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 — Arcadia

• Score: 72/100
• State rank: #345
• US rank: #5983

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

• 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

+1000.0% since first listed

16 events — show timeline

• 2026-05-01 Listed $110,000 HAOR as distributed by MLS GRID
• 2026-05-01 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-01 Sold (Public Records) $130,000 Public Records
• 2022-01-14 Sold (Public Records) $110,000 Public Records
• 2022-01-07 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-01 Listed $136,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-09-04 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-03 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-08 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-21 Sold (Public Records) $55,000 Public Records
• 1997-06-02 Sold (Public Records) $32,000 Public Records
• 1978-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,228 · +4.6% YoY. Source: county tax records.