100 N Self Ave · Avon Park, FL 33825

$110,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 21 Days on market

Built 1950 9,000 sqft lot Est $212k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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 MLS

Investor Special! Great opportunity to restore and add value to this 3-bedroom, 1-bath home located in Avon Park. This property is in need of repairs and updates, making it ideal for investors, flippers, or buyers looking for their next renovation project. With the right vision and improvements, this home has strong potential as a rental property, resale investment, or affordable primary residence. The property offers a functional layout and sits in a convenient location with access to local shopping, dining, schools, and major roadways. Whether you are looking to renovate and hold as a long-term rental or complete a full rehab for resale, this property presents plenty of possibilities. Property is being sold as-is. Buyer to verify all measurements and property details.

Key facts

• Access to schools
• Functional layout
• Convenient location

Tags

• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• ACCESS TO LOCAL SHOPPING
• ACCESS TO DINING
• ACCESS TO SCHOOLS
• ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/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: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Avon Elementary School (math 52% / reading 45%, grade D, #1,152 of 2,144 statewide, top 55%, 523 students, 77% 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).
• 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 37% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $28k; list at $110k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 11.05%
• Cash-on-cash: 17.00%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $211,554
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 W Pleasant St	0.45mi	3/1.0	1,360 (+4%)	3mo	$70,000	$51	70
914 W Pleasant St	0.43mi	4/2.0 (+1)	1,306 (-1%)	22mo	$120,000	$92	51
801 N Anoka Ave	0.61mi	3/2.0	1,168 (-11%)	4mo	$150,000	$128	46
920 W Hill St	0.43mi	3/2.0	1,152 (-12%)	14mo	$217,000	$188	43
917 W Ruth St	0.64mi	2/2.0 (-1)	1,235 (-6%)	10mo	$130,000	$105	43
710 W Oak St	0.71mi	3/2.0	1,241 (-6%)	14mo	$220,000	$177	42
1741 W Vinita Rd	0.63mi	3/2.0	1,240 (-6%)	20mo	$245,000	$198	40
1732 W Batavia Rd	0.69mi	3/1.0	1,503 (+14%)	4mo	$155,000	$103	40
1731 W Batavia Rd	0.65mi	3/2.0	1,456 (+11%)	21mo	$234,900	$161	30
213 S Florida Ave	0.58mi	2/2.0 (-1)	1,128 (-14%)	15mo	$199,000	$176	28

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $9,954
• Equity at exit: $16,401

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $44,396
• 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 33825

• Home prices YoY: -25.9%
• Active inventory: 478
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $436

Break-even live

Break-even rent $888

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $499	-5% $468	+0% $436	+5% $405	+10% $374
Rent	-10% $323	-5% $379	+0% $436	+5% $493	+10% $550
Rate	-1.0pp $492	-0.5pp $464	base $436	+0.5pp $408	+1.0pp $379

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: —

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	0.75mi

Listing history 5 events

1. 2026-04-07
   status Pending 780-char remark

   Show marketing remark (780 chars)

   Investor Special! Great opportunity to restore and add value to this 3-bedroom, 1-bath home located in Avon Park. This property is in need of repairs and updates, making it ideal for investors, flippers, or buyers looking for their next renovation project. With the right vision and improvements, this home has strong potential as a rental property, resale investment, or affordable primary residence. The property offers a functional layout and sits in a convenient location with access to local shopping, dining, schools, and major roadways. Whether you are looking to renovate and hold as a long-term rental or complete a full rehab for resale, this property presents plenty of possibilities. Property is being sold as-is. Buyer to verify all measurements and property details.

2. 2026-04-07
   status Pending

   Show marketing remark (780 chars)

   Investor Special! Great opportunity to restore and add value to this 3-bedroom, 1-bath home located in Avon Park. This property is in need of repairs and updates, making it ideal for investors, flippers, or buyers looking for their next renovation project. With the right vision and improvements, this home has strong potential as a rental property, resale investment, or affordable primary residence. The property offers a functional layout and sits in a convenient location with access to local shopping, dining, schools, and major roadways. Whether you are looking to renovate and hold as a long-term rental or complete a full rehab for resale, this property presents plenty of possibilities. Property is being sold as-is. Buyer to verify all measurements and property details.

3. 2026-03-17
   listed $110,000 Active
4. 2026-02-22
   listed $110,000 Active 780-char remark

   Show marketing remark (780 chars)

   Investor Special! Great opportunity to restore and add value to this 3-bedroom, 1-bath home located in Avon Park. This property is in need of repairs and updates, making it ideal for investors, flippers, or buyers looking for their next renovation project. With the right vision and improvements, this home has strong potential as a rental property, resale investment, or affordable primary residence. The property offers a functional layout and sits in a convenient location with access to local shopping, dining, schools, and major roadways. Whether you are looking to renovate and hold as a long-term rental or complete a full rehab for resale, this property presents plenty of possibilities. Property is being sold as-is. Buyer to verify all measurements and property details.

5. 1985-03-01
   soldstatus $28,000

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $942 · $78/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 ≥107°F today · 21 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: $17,279
• − Mortgage interest: −$6,162
• − Property taxes: −$942
• − Insurance: −$550
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,200
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,358/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

+292.9% since first listed

5 events — show timeline

• 2026-04-07 Pending — HAOR as distributed by MLS GRID
• 2026-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Listed $110,000 HAOR as distributed by MLS GRID
• 1985-03-01 Sold (Public Records) $28,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $942 · -19.5% YoY. Source: county tax records.