110 W 1st St · Frostproof, FL 33843

$165,000

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 84 Days on market

Built 1930 7,562 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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Built in 1930 located on . 17 acres in downtown Frostproof city limits. Cute for winter visitors, starter home or rental. This 2 bedroom, 1 bath home has lots of character with it's newer updates plus a living room, open kitchen, dining room rear porch with inside laundry. Solar dryer located in the back yard stays with the sale. All Newer Appliances can stay, House has newer HVAC system April 2023 and the enclosed front porch has a wall unit and solar sun shades. Roof April 2023, freshly painted plus re done skirting, pest control every 3 months, sewer line and line to washer is new, laminate floors, kitchen island is movable. Existing Dish Washer on back porch will need to be installed by new owner. The fenced back yard with double gate has space for a camper, boat trailer, trailer or jet-skis and has a new 8 x 12 shed with space for a garden already in place, the shaded area by the house is great to relaxing and for a BBQ which makes this such a sweet property BUT WAIT * * * * * * * * * * * * * THERE'S MORE * * * * * * * * * * * * * * * * * * * * * * * JUST DOWN THE STREET IS A PUBLIC SWIMMING BEACH, WITH COVERED PICNIC TABLES, RESTROOMS & PARKING AND A LARGE DOCK FOR FISHING, A FAMILY PARK/PLAYGROUND, TENNIS AND BASKETBALL COURTS, LIBRARY & CITY HALL ARE LESS THAN A BLOCK AWAY.

Key facts

• Large backyard
• Convenient access
• Updated flooring

Tags

• REMODELED HOME
• UPDATED FLOORING
• REDESIGNED KITCHEN
• LARGE BACKYARD
• CONVENIENT ACCESS

Property features AI

Finance

• Other: No waterfront or water access; Total living area reported as 1,094 (public records); Total building area reported as 1,262 (public records)
• Financial info: No lease restrictions reported
• HOA & community: No HOA/association reported; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available
• Home design: Single-family residence; Residential property; One story; South-facing; Completed condition; Entry level: One
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on a 0.17-acre lot (approx. 50 x 150)
• Exterior features: Storage

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open living room/dining room layout; 6 total rooms
• Laundry & utility: Interior laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-55 ($-658/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (13.3% below list).
• Recommended offer: $143k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#456 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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); Frostproof Middle/Senior High (math 34% / reading 34%, grade F, #394 of 667 statewide, top 60%, 1,150 students, 60% FRL).
• Market conditions: 438 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $34 of equity ($1k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $165k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,113 (13.3% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.71×
• Total profit: $-13,403
• Equity at exit: $42,448

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $53
• Equity at exit: $46,847

Cash invested: $46,200 (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 33843

• Home prices YoY: -0.2%
• Active inventory: 438
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-55

Break-even live

Break-even rent $1,500

Max offer price $155,319

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-8	+0% $-55	+5% $-102	+10% $-148
Rent	-10% $-168	-5% $-111	+0% $-55	+5% $2	+10% $58
Rate	-1.0pp $28	-0.5pp $-13	base $-55	+0.5pp $-98	+1.0pp $-141

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S Palm Ave Frostproof, FL	3.0	1.0	896	$1,300	$1.45	16d	1	0.28mi
120 Chesney Blvd Frostproof, FL	3.0	2.0	944	$1,495	$1.58	5d	1	0.44mi
307 N Lake Reedy Blvd Frostproof, FL	3.0	2.0	1254	$1,550	$1.24	16d	1	0.78mi
307 N Lake Reedy Blvd Frostproof, FL	3.0	2.0	1254	$1,550	$1.24	16d	1	0.78mi

Listing history 20 events

1. 2026-05-11
   status Pending
2. 2026-03-24
   price $165,000
3. 2026-03-11
   price $174,900
4. 2026-03-02
   price $179,000
5. 2026-02-25
   price $189,000
6. 2026-02-17
   listed $199,000 Active
7. 2025-09-29
   soldstatus $87,500
8. 2025-09-18
   soldstatus $75,000
9. 2023-10-03
   soldstatus $135,000
10. 2023-09-25
    soldstatus $135,000 Closed 1352-char remark

    Show marketing remark (1352 chars)

    Built in 1930 located on . 17 acres in downtown Frostproof city limits. Cute for winter visitors, starter home or rental. This 2 bedroom, 1 bath home has lots of character with it's newer updates plus a living room, open kitchen, dining room rear porch with inside laundry. Solar dryer located in the back yard stays with the sale. All Newer Appliances can stay, House has newer HVAC system April 2023 and the enclosed front porch has a wall unit and solar sun shades. Roof April 2023, freshly painted plus re done skirting, pest control every 3 months, sewer line and line to washer is new, laminate floors, kitchen island is movable. Existing Dish Washer on back porch will need to be installed by new owner. The fenced back yard with double gate has space for a camper, boat trailer, trailer or jet-skis and has a new 8 x 12 shed with space for a garden already in place, the shaded area by the house is great to relaxing and for a BBQ which makes this such a sweet property BUT WAIT * * * * * * * * * * * * * THERE'S MORE * * * * * * * * * * * * * * * * * * * * * * * JUST DOWN THE STREET IS A PUBLIC SWIMMING BEACH, WITH COVERED PICNIC TABLES, RESTROOMS & PARKING AND A LARGE DOCK FOR FISHING, A FAMILY PARK/PLAYGROUND, TENNIS AND BASKETBALL COURTS, LIBRARY & CITY HALL ARE LESS THAN A BLOCK AWAY.

11. 2023-09-06
    status Pending 1352-char remark

    Show marketing remark (1352 chars)

    Built in 1930 located on . 17 acres in downtown Frostproof city limits. Cute for winter visitors, starter home or rental. This 2 bedroom, 1 bath home has lots of character with it's newer updates plus a living room, open kitchen, dining room rear porch with inside laundry. Solar dryer located in the back yard stays with the sale. All Newer Appliances can stay, House has newer HVAC system April 2023 and the enclosed front porch has a wall unit and solar sun shades. Roof April 2023, freshly painted plus re done skirting, pest control every 3 months, sewer line and line to washer is new, laminate floors, kitchen island is movable. Existing Dish Washer on back porch will need to be installed by new owner. The fenced back yard with double gate has space for a camper, boat trailer, trailer or jet-skis and has a new 8 x 12 shed with space for a garden already in place, the shaded area by the house is great to relaxing and for a BBQ which makes this such a sweet property BUT WAIT * * * * * * * * * * * * * THERE'S MORE * * * * * * * * * * * * * * * * * * * * * * * JUST DOWN THE STREET IS A PUBLIC SWIMMING BEACH, WITH COVERED PICNIC TABLES, RESTROOMS & PARKING AND A LARGE DOCK FOR FISHING, A FAMILY PARK/PLAYGROUND, TENNIS AND BASKETBALL COURTS, LIBRARY & CITY HALL ARE LESS THAN A BLOCK AWAY.

12. 2023-08-26
    listed $139,900 Active 1352-char remark

    Show marketing remark (1352 chars)

    Built in 1930 located on . 17 acres in downtown Frostproof city limits. Cute for winter visitors, starter home or rental. This 2 bedroom, 1 bath home has lots of character with it's newer updates plus a living room, open kitchen, dining room rear porch with inside laundry. Solar dryer located in the back yard stays with the sale. All Newer Appliances can stay, House has newer HVAC system April 2023 and the enclosed front porch has a wall unit and solar sun shades. Roof April 2023, freshly painted plus re done skirting, pest control every 3 months, sewer line and line to washer is new, laminate floors, kitchen island is movable. Existing Dish Washer on back porch will need to be installed by new owner. The fenced back yard with double gate has space for a camper, boat trailer, trailer or jet-skis and has a new 8 x 12 shed with space for a garden already in place, the shaded area by the house is great to relaxing and for a BBQ which makes this such a sweet property BUT WAIT * * * * * * * * * * * * * THERE'S MORE * * * * * * * * * * * * * * * * * * * * * * * JUST DOWN THE STREET IS A PUBLIC SWIMMING BEACH, WITH COVERED PICNIC TABLES, RESTROOMS & PARKING AND A LARGE DOCK FOR FISHING, A FAMILY PARK/PLAYGROUND, TENNIS AND BASKETBALL COURTS, LIBRARY & CITY HALL ARE LESS THAN A BLOCK AWAY.

13. 2023-04-04
    soldstatus $75,000
14. 2023-03-30
    soldstatus $75,000 Closed 323-char remark

    Show marketing remark (323 chars)

    CASH ONLY! This wood frame home was built in approximately 1930 and is located on . 17 acres in downtown Frostprooft city limits. Home needs just a few minor repairs and some TLC. Newer central air system. Enclosed front porch, open kitchen, dining and living room. Short distance to dining, shopping and medical facilities

15. 2023-03-03
    status Pending 323-char remark

    Show marketing remark (323 chars)

    CASH ONLY! This wood frame home was built in approximately 1930 and is located on . 17 acres in downtown Frostprooft city limits. Home needs just a few minor repairs and some TLC. Newer central air system. Enclosed front porch, open kitchen, dining and living room. Short distance to dining, shopping and medical facilities

16. 2023-02-24
    status Active 323-char remark

    Show marketing remark (323 chars)

    CASH ONLY! This wood frame home was built in approximately 1930 and is located on . 17 acres in downtown Frostprooft city limits. Home needs just a few minor repairs and some TLC. Newer central air system. Enclosed front porch, open kitchen, dining and living room. Short distance to dining, shopping and medical facilities

17. 2023-02-14
    status Pending 323-char remark

    Show marketing remark (323 chars)

    CASH ONLY! This wood frame home was built in approximately 1930 and is located on . 17 acres in downtown Frostprooft city limits. Home needs just a few minor repairs and some TLC. Newer central air system. Enclosed front porch, open kitchen, dining and living room. Short distance to dining, shopping and medical facilities

18. 2023-02-06
    listed $81,888 Active 323-char remark

    Show marketing remark (323 chars)

    CASH ONLY! This wood frame home was built in approximately 1930 and is located on . 17 acres in downtown Frostprooft city limits. Home needs just a few minor repairs and some TLC. Newer central air system. Enclosed front porch, open kitchen, dining and living room. Short distance to dining, shopping and medical facilities

19. 2019-06-20
    soldstatus $60,000
20. 2002-06-18
    soldstatus $76,000

ⓘ 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: $2,219 · $185/mo
• Projected year-2 tax: $2,219 · $185/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,174
• − Mortgage interest: −$9,243
• − Property taxes: −$2,219
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,800
• Taxable loss: −$3,458
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $172/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 — Frostproof

• Score: 69/100
• State rank: #456
• US rank: #8297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostproof, FL
• Population (ZIP): 11,072

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 12% Puerto Rican 9% Cuban 2%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 20%

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: ▼ -0.67%
• Current HPI: 311.1519
• 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

+117.1% since first listed

20 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Sold (Public Records) $87,500 Public Records
• 2025-09-18 Sold (Public Records) $75,000 Public Records
• 2023-10-03 Sold (Public Records) $135,000 Public Records
• 2023-09-25 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-26 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-04 Sold (Public Records) $75,000 Public Records
• 2023-03-30 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-06 Listed $81,888 Stellar MLS as Distributed by MLS Grid
• 2019-06-20 Sold (Public Records) $60,000 Public Records
• 2002-06-18 Sold (Public Records) $76,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,219 · -3.2% YoY. Source: county tax records.