451 Las Palmas Cir #632 · Avon Park, FL 33825

$85,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 31 Days on market

Built 1974 Est $75k · 13% over $255/mo HOA · 22% of rent

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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 +17.0/30.0
• 1% rule +8.4/10.0
• DSCR +5.3/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable Las Palmas community in Avon Park, this tenant-occupied 2-bedroom, 1-bath condo offers approximately 810 sq ft of living space and an excellent investment opportunity with a lease in place through February 2027, providing immediate rental income. The Las Palmas condominium community has recently undergone multiple exterior improvements and community upgrades, including refreshed exterior finishes and general enhancements that contribute to the overall appeal and long-term value of the property. Conveniently situated near shopping, restaurants, schools, medical facilities, and major roadways including US-27, this property offers easy access throughout Highlands Count

Key facts

• Easy access
• Las palmas community
• Community upgrades

Tags

• LAS PALMAS COMMUNITY
• EXTERIOR IMPROVEMENTS
• COMMUNITY UPGRADES
• REFRESHED EXTERIOR FINISHES
• EASY ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $255

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family villa; One story
• Construction: Block and concrete construction; Shingle roof
• Exterior features: No patio or porch; No pool; Paved road access; Planned development (PD) zoning

Interior

• Kitchen: Oven, Range, Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Oven, Range, Refrigerator; Vinyl flooring; Three total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.9% 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: 475 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $75,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Las Palmas Cir #612	0.06mi	2/1.0	810 (0%)	7mo	$75,000	$93	91
483 Las Palmas Cir #658	0.08mi	2/1.0	810 (0%)	7mo	$75,000	$93	90
330 Blanco Ct	0.08mi	2/1.0	810 (0%)	9mo	$67,500	$83	89
332 Blanco Ct	0.09mi	2/1.0	810 (0%)	9mo	$67,500	$83	88
412 Las Palmas Cir #607	0.09mi	2/1.0	810 (0%)	15mo	$65,000	$80	84
338 Blanco Ct #655	0.10mi	2/1.0	810 (0%)	15mo	$65,000	$80	83
505 Las Palmas Cir #680	0.11mi	2/1.0	810 (0%)	21mo	$75,000	$93	77
602 S Delaney Ave	0.53mi	3/1.0 (+1)	830 (+2%)	11mo	$90,000	$108	57
605 E Green St	0.24mi	2/1.5	700 (-14%)	14mo	$120,000	$171	52
1116 S Carolina Ave	0.64mi	3/1.0 (+1)	864 (+7%)	15mo	$96,000	$111	41
1301 S Carolina Ave	0.70mi	3/1.0 (+1)	882 (+9%)	20mo	$122,570	$139	31
210 Joe Hilton St	0.70mi	3/2.5 (+1)	891 (+10%)	12mo	$179,000	$201	30

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-9,927
• Equity at exit: $12,674

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-3,213
• Equity at exit: $7,349

Cash invested: $23,800 (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: 475
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$35
• HOA: −$255
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $58

Break-even live

Break-even rent $1,064

Max offer price $85,000

Occupancy floor 90%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$994	$0.87	23d	6	1.06mi
1015 W Bell St Avon Park, FL	1.0	1.0	576	$985	$1.71	23d	1	1.42mi

HOA detail

• Monthly dues: $255 · $3,060/yr

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 31 DOM
2. 2026-06-18
   days on market $85,000 Active 30 DOM
3. 2026-06-17
   days on market $85,000 Active 29 DOM
4. 2026-06-16
   days on market $85,000 Active 28 DOM
5. 2026-06-15
   days on market $85,000 Active 27 DOM
6. 2026-06-14
   days on market $85,000 Active 25 DOM
7. 2026-06-10
   days on market $85,000 Active 22 DOM
8. 2026-06-09
   days on market $85,000 Active 21 DOM
9. 2026-06-08
   days on market $85,000 Active 20 DOM
10. 2026-06-07
    days on market $85,000 Active 19 DOM
11. 2026-06-02
    days on market $85,000 Active 14 DOM
12. 2026-06-01
    days on market $85,000 Active 13 DOM
13. 2026-05-31
    days on market $85,000 Active 12 DOM
14. 2026-05-30
    days on market $85,000 Active 11 DOM
15. 2026-05-19
    listed $85,000 Active
16. 2026-02-10
    historical $1,000
17. 2026-01-31
    price $1,000
18. 2026-01-29
    price $1,025
19. 2025-12-20
    price $1,050
20. 2025-12-16
    price $1,100
21. 2025-12-10
    price $1,150
22. 2025-10-29
    listed $1,200

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,641
• − Mortgage interest: −$4,761
• − Property taxes: −$1,250
• − Insurance: −$425
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − HOA: −$3,060
• − Depreciation: −$2,473
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $815/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

• Census place: Avon Park, FL
• 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

+6983.3% since first listed

8 events — show timeline

• 2026-05-19 Listed $85,000 HAOR as distributed by MLS GRID
• 2026-02-10 Rental Removed $1,000 HAOR
• 2026-01-31 Price Changed $1,000 HAOR
• 2026-01-29 Price Changed $1,025 HAOR
• 2025-12-20 Price Changed $1,050 HAOR
• 2025-12-16 Price Changed $1,100 HAOR
• 2025-12-10 Price Changed $1,150 HAOR
• 2025-10-29 Listed for Rent $1,200 HAOR

Property tax history

+12.2%/yr

Latest (2025): $1,250 · +10.9% YoY. Source: county tax records.