107 College Ln · Zolfo Springs, FL 33890

$90,000

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 96 Days on market

Built 1987 0.28 ac lot

---

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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity! This 2-bedroom, 2-bath home features a newer ceiling and new wood plank flooring throughout. You will need to redo the entire home. Situated on a nice-sized corner lot just off US 17, the property offers excellent visibility and convenient access to shopping, dining, and major roadways. Whether you're looking to expand your rental portfolio or purchase your next home, this one has great potential and won’t last long!

Key facts

• Excellent visibility
• Convenient access
• Corner lot

Tags

• NEW WOOD PLANK FLOORING
• CORNER LOT
• EXCELLENT VISIBILITY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Zoning: A-1; Lot approx. 0.28 acres (0.25 to less than 0.5 acre)
• HOA & community: No HOA/association noted

Exterior

• Utilities: Well water; No sewer; Electricity connected
• Home design: Single family residence; Residential property; One story; East facing
• Construction: Other construction materials; Metal roof; Crawlspace foundation; Approximately 920 living area (public records)
• Exterior features: Other exterior features; Road surface: Other

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; Other cooling
• Interior features: Walk-in closet(s); 7 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#417 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools D, amenities F.
• Hardee (town): math 46% / reading 46% proficiency, ranked #50 of 73 in FL (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 123 units permitted in Hardee County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $386 appreciation (0.4% local appreciation)).
• Hardee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.39×
• Total profit: $9,931
• Equity at exit: $28,078

10-year hold

• IRR: 12.6%
• Equity multiple: 2.44×
• Total profit: $36,383
• Equity at exit: $35,345

Cash invested: $25,200 (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 33890

• Home prices YoY: 0.1%
• Active inventory: 53
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $169

Break-even live

Break-even rent $757

Max offer price $90,000

Occupancy floor 78%

Sensitivity live

Price	-10% $220	-5% $194	+0% $169	+5% $143	+10% $118
Rent	-10% $92	-5% $130	+0% $169	+5% $207	+10% $245
Rate	-1.0pp $214	-0.5pp $191	base $169	+0.5pp $145	+1.0pp $122

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-02-22
   listed $90,000 Active
2. 2022-08-16
   historical
3. 2022-02-16
   listed $130,000 Active
4. 2007-05-07
   soldstatus $62,500
5. 2006-10-18
   soldstatus $13,000
6. 2006-07-31
   soldstatus $6,500
7. 2006-02-22
   soldstatus $12,000
8. 2006-02-15
   soldstatus $8,500
9. 1993-06-01
   soldstatus $32,600
10. 1990-05-01
    soldstatus $30,000
11. 1983-02-01
    soldstatus $16,800
12. 1982-07-01
    soldstatus $16,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,642
• − Mortgage interest: −$5,041
• − Property taxes: −$1,061
• − Insurance: −$450
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,618
• Taxable income: $609
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $1,877/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: Hardee
• NCES district ID: 1200750
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $36,868
• Composite: 38.22/100
• National rank: #4251
• State rank: #50 of 73 in FL

Livability — Zolfo Springs

• Score: 70/100
• State rank: #417
• US rank: #7464

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,991

Population outlook (Hardee County) Hauer SSP2

• Today (2025): 25,462 people
• By 2030: 24,340 · -4.4%
• By 2040: 21,801 · -14.4%
• By 2050: 19,217 · -24.5%
• By 2075: 13,159 · -48.3%
• By 2100: 7,806 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 17% Black 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Hardee

• 2024 margin: Solid R (+56.3) · D 21.5% · R 77.8%
• 2008→2024 swing: -26.7pp toward R · 2008: -29.6pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+45.1 2016: R+40.8 2012: R+30.9 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.43%
• Current HPI: 320.3818
• 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

+462.5% since first listed

12 events — show timeline

• 2026-02-22 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-16 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-07 Sold (Public Records) $62,500 Public Records
• 2006-10-18 Sold (Public Records) $13,000 Public Records
• 2006-07-31 Sold (Public Records) $6,500 Public Records
• 2006-02-22 Sold (Public Records) $12,000 Public Records
• 2006-02-15 Sold (Public Records) $8,500 Public Records
• 1993-06-01 Sold (Public Records) $32,600 Public Records
• 1990-05-01 Sold (Public Records) $30,000 Public Records
• 1983-02-01 Sold (Public Records) $16,800 Public Records
• 1982-07-01 Sold (Public Records) $16,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,061 · +11.4% YoY. Source: county tax records.