520 S Orange Ave · Fort Meade, FL 33841

$180,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 8 Days on market

Built 1963 9,209 sqft 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

NOT a short sale or bank owned. Charming block home features new carpet, tile flooring, freshly painted inside and out. Eat-in-kitchen comes with built in oven, range and refrigerator. A perfect starter or empty nester home. Must see! One of the sellersis a licensee.

Key facts

• Solid bones
• Curb appeal
• Functional layout

Tags

• CORNER LOT
• ESTABLISHED SUBDIVISION
• OUTDOOR LIVING
• FUNCTIONAL LAYOUT
• SOLID BONES
• CURB APPEAL

Property features AI

Finance

• Other: Property type: Residential, single family; Lot size approximately 0.21 acres (about 856 m²)
• Financial info: No lease restrictions
• HOA & community: No HOA association indicated; Pets allowed (up to 200 lbs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Home faces east; Homestead exempt
• Construction: Block construction; Shingle roof; Concrete perimeter foundation; Built on a 0.21-acre lot
• Exterior features: Irrigation equipment; Paved road access

Interior

• Kitchen: Range hood
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Range hood
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (40.4% below list).
• Recommended offer: $107k (40.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#779 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Bartow Elementary Academy (math 55% / reading 72%, grade B, #564 of 2,144 statewide, top 27%, 518 students, 31% FRL) — zoned schools average 31% FRL vs 60% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 41% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Polk average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 119 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $72k; list at $180k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,292 (40.4% 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 1963 — 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: 0.60% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $83,106
• Equity at exit: $162,158

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $256,238
• Equity at exit: $349,700

Cash invested: $50,400 (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 33841

• Home prices YoY: 7.7%
• Active inventory: 119
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$944
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-233

Break-even live

Break-even rent $1,368

Max offer price $138,832

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 2nd St SE Fort Meade, FL	1.0	1.0	550	$995	$1.81	23d	1	0.53mi
121 S Seminole Ave Fort Meade, FL	2.0	1.0	600	$995	$1.66	23d	1	0.60mi
1165 Meadowlawn St Fort Meade, FL	2.0	2.0	756	$1,250	$1.65	23d	1	0.90mi
1175 Meadowlawn St Fort Meade, FL	3.0	2.0	756	$1,325	$1.75	23d	1	0.91mi
1155 Meadowlawn St Fort Meade, FL	2.0	1.5	924	$1,150	$1.24	23d	1	0.91mi
505 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	23d	1	0.98mi
503 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	23d	1	0.99mi
513 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	23d	1	0.99mi
517 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	23d	1	1.00mi
519 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	3d	1	1.00mi

Listing history 8 events

1. 2026-06-13
   status $180,000 Pending 8 DOM
2. 2026-06-10
   days on market $180,000 Active 8 DOM
3. 2026-06-09
   days on market $180,000 Active 7 DOM
4. 2026-06-08
   days on market $180,000 Active 6 DOM
5. 2026-06-07
   days on market $180,000 Active 5 DOM
6. 2026-06-05
   days on market $180,000 Active 2 DOM
7. 2026-06-03
   remarks 699-char remark
8. 2026-06-03
   listed $180,000 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: $740 · $62/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$754/yr (+$63/mo · 101.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $12,875
• − Mortgage interest: −$10,083
• − Property taxes: −$740
• − Insurance: −$900
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$5,236
• Taxable loss: −$6,145
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $-1,322/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 — Fort Meade

• Score: 61/100
• State rank: #779
• US rank: #17625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Meade, FL
• Population (ZIP): 8,268

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 26.92%
• Current HPI: 376.8183
• 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

+339.0% since first listed

19 events — show timeline

• 2026-06-02 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2010-02-22 Sold (Public Records) $72,400 Public Records
• 2010-02-12 Sold (MLS) $72,350 Stellar MLS as Distributed by MLS Grid
• 2009-10-14 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2009-09-18 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-05 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-11 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2008-08-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-02-07 Listed $87,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-07 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-19 Sold (Public Records) $79,000 Public Records
• 2004-05-13 Sold (Public Records) $51,000 Public Records
• 2003-12-10 Sold (Public Records) $40,000 Public Records
• 1998-10-29 Sold (Public Records) $41,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $740 · +1.1% YoY. Source: county tax records.