1450 E Gibson St · Arcadia, FL 34266

$4,500,000

2 bd · 2.0 ba · 3,118 sqft · MultiFamily public records · 197 Days on market

Built 1983 3.35 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 34 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to Gibson Street Apartments, a 34-unit multifamily community located at 1450 East Gibson Street. This income-producing property features 7 solid block buildings, each built on slab foundations and recently updated with new roofs. Most units have been renovated, and every unit includes a refrigerator, microwave, and stove. All utilities are individually metered, including electric and water, and the property is connected to city water and sewer. A common-area laundry room is located on-site, though it is not currently in active use. This is a well-positioned opportunity for investors seeking stable income with strong value-add by activating the laundry room and upgrading the remainin

Key facts

• Slab foundations
• New roofs
• City water and sewer

Tags

• 34 UNIT MULTIFAMILY COMMUNITY
• 7 SOLID BLOCK BUILDINGS
• SLAB FOUNDATIONS
• NEW ROOFS
• COMMON AREA LAUNDRY ROOM
• CITY WATER AND SEWER

Property features AI

Finance

• Other: Property zoned R-4
• Financial info: Gross income reported: $425,678; Estimated annual market income: $506,400; Annual net income: $321,993; Annual expenses: $108,883; Total monthly expenses: $4,200; Tenants responsible for electricity, sewer and water
• HOA & community: No association

Exterior

• Parking: Parking available (details not provided)
• Security: No specific security features listed
• Utilities: Public water; Private sewer; Public utilities available; Tenants pay electricity, sewer and water
• Home design: Residential income property (multi-family 5+); Attached buildings; Single-story buildings; Seven buildings on site; Approximately 3.35 acres
• Construction: Block construction; Shingle roof; Block and slab foundation; Completed condition
• Exterior features: Sidewalks; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 56 total bedrooms (building-wide)
• Flooring: Laminate; Tile
• Bathrooms: Multiple full bathrooms across units (building-wide)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Common area laundry; Other shared laundry facilities

What this means for you Summary

Snapshot

• This is a 34 × 56-bed/38.0-bath units multifamily listed at $4.50M.

Deal economics

• At list price, monthly cash flow is $13k ($154k/yr) — positive. Per door: $376/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($52k rent vs $4.50M).
• Recommended offer: $3.96M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: crime D, amenities F, commute 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.
• Zoned schools: Nocatee Elementary School (math 28% / reading 24%, grade F, #2,015 of 2,144 statewide, top 94%, 446 students, 84% FRL); Desoto County High School (math 26% / reading 33%, grade F, #447 of 667 statewide, top 68%, 1,244 students, 67% FRL) — zoned schools at 75% FRL track the district average.
• 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 $31k of loan paydown is wiped out by about $135k 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 $1.26M cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($3.96M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2.50M; list at $4.50M implies a 80% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,960,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $84,675
• Equity at exit: $670,965

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $1,119,292
• Equity at exit: $389,078

Cash invested: $1,260,000 (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: 244.6×

Monthly cashflow live

• Estimated rent: $52,136 medium
• Mortgage (P&I): −$23,598
• Tax from tax record: −$2,922 /mo · $35,061/yr
• Insurance: −$1,875
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,949
• Net cashflow: $12,792

Break-even live

Break-even rent $35,943

Max offer price $4,500,000

Occupancy floor 70%

34-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 34× units	56	38	$52,122
Total (34 units)			$52,136

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: $1,125,000
• Closing costs: $135,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $4,500,000 Active 197 DOM
2. 2026-06-17
   days on market $4,500,000 Active 196 DOM
3. 2026-06-16
   days on market $4,500,000 Active 195 DOM
4. 2026-06-15
   days on market $4,500,000 Active 194 DOM
5. 2026-06-14
   days on market $4,500,000 Active 192 DOM
6. 2026-06-13
   days on market $4,500,000 Active 191 DOM
7. 2026-06-10
   days on market $4,500,000 Active 189 DOM
8. 2026-06-09
   days on market $4,500,000 Active 188 DOM
9. 2026-06-08
   days on market $4,500,000 Active 187 DOM
10. 2026-06-07
    pricedays on market $4,500,000 Active 186 DOM
11. 2026-06-02
    days on market $4,600,000 Active 181 DOM
12. 2026-06-01
    days on market $4,600,000 Active 180 DOM
13. 2026-05-31
    days on market $4,600,000 Active 179 DOM
14. 2026-05-30
    days on market $4,600,000 Active 178 DOM
15. 2026-05-11
    price $4,600,000
16. 2025-12-03
    listed $4,900,000 Active
17. 2024-05-13
    soldstatus $2,500,000
18. 2015-09-02
    soldstatus $530,000
19. 1983-03-01
    soldstatus $56,200

ⓘ 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: $35,061 · $2,922/mo
• Projected year-2 tax: $37,350 · $3,112/mo
• Expected delta: +$2,289/yr (+$191/mo · 6.5%)

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $625,632
• − Mortgage interest: −$252,070
• − Property taxes: −$35,061
• − Insurance: −$22,500
• − Repairs & maintenance: −$50,051
• − Management: −$50,051
• − Depreciation: −$130,909
• Taxable income: $84,991
• Est. tax owed @ 24.0%: −$20,398
• After-tax cash flow: $133,109/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

• Census place: Arcadia, FL
• 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

+8085.1% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $4,600,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $4,900,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-13 Sold (Public Records) $2,500,000 Public Records
• 2015-09-02 Sold (Public Records) $530,000 Public Records
• 1983-03-01 Sold (Public Records) $56,200 Public Records

Property tax history

+1.9%/yr

Latest (2025): $35,061 · +18.2% YoY. Source: county tax records.