401 E Canfield St · Avon Park, FL 33825

$159,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 162 Days on market

Built 1940 9,583 sqft lot Est $188k · 15% under ↓ 6% since listing

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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).

• ARV discount +14.5/15.0
• Cash flow +8.4/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath concrete block home featuring a bonus room and a versatile layout in the heart of Avon Park. Recently remodeled, the home offers a durable metal roof, modern finishes, and flexible living space to suit a variety of needs. Positioned on a generous corner lot, the property provides extra yard space with excellent potential for outdoor enjoyment or future improvements. Whether you’re seeking a primary residence or a smart investment opportunity, this affordable home checks all the boxes.

Key facts

• Metal roof
• Bonus room
• Outdoor enjoyment

Tags

• BONUS ROOM
• METAL ROOF
• CORNER LOT
• OUTDOOR ENJOYMENT

Property features AI

Finance

• Other: Zoning: R1A

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer (Sewer available)
• Home design: Single-family residence; One story; Residential property
• Construction: Block and concrete construction; Metal roof
• Exterior features: Rear porch; Paved road frontage (80 ft)

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Vinyl flooring; One total room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.0% below list).
• Recommended offer: $121k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% 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: Park Elementary School (math 62% / reading 47%, grade C, #892 of 2,144 statewide, top 44%, 527 students, 80% 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: 478 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $120,874 (24.0% 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 162 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $188,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Memorial Dr	0.09mi	3/1.0 (+1)	1,324 (+3%)	6mo	$32,000	$24	80
420 Ed Carter St	0.11mi	2/1.0	1,355 (+6%)	14mo	$65,000	$48	73
225 Walnut St E	0.23mi	2/2.0	1,335 (+4%)	14mo	$167,500	$125	66
415 E Elm St	0.33mi	3/2.0 (+1)	1,352 (+6%)	1mo	$225,000	$166	65
307 E Canfield St	0.13mi	3/2.0 (+1)	1,360 (+6%)	15mo	$200,000	$147	62
508 E Cedar St	0.61mi	2/1.5	1,308 (+2%)	7mo	$186,000	$142	60
804 Boardman St	0.55mi	3/1.5 (+1)	1,264 (-1%)	8mo	$219,999	$174	58
800 Pate St	0.51mi	2/2.0	1,382 (+8%)	4mo	$242,000	$175	56
507 E Dixie St	0.26mi	2/2.0	1,408 (+10%)	15mo	$185,000	$131	55
411 E Elm St	0.33mi	3/2.0 (+1)	1,432 (+12%)	6mo	$255,000	$178	51
605 S Verona Ave	0.41mi	3/2.0 (+1)	1,200 (-6%)	13mo	$200,000	$167	50
317 Joe Hilton St	0.63mi	3/2.0 (+1)	1,448 (+13%)	3mo	$199,000	$137	37

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-34,912
• Equity at exit: $23,707

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-42,129
• Equity at exit: $13,747

Cash invested: $44,520 (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: 478
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-144

Break-even live

Break-even rent $1,391

Max offer price $138,176

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-89	+0% $-144	+5% $-199	+10% $-254
Rent	-10% $-239	-5% $-192	+0% $-144	+5% $-96	+10% $-48
Rate	-1.0pp $-64	-0.5pp $-103	base $-144	+0.5pp $-185	+1.0pp $-227

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	25d	6	0.78mi

Listing history 24 events

1. 2026-06-21
   days on market $159,000 Active 162 DOM
2. 2026-06-19
   days on market $159,000 Active 160 DOM
3. 2026-06-18
   days on market $159,000 Active 159 DOM
4. 2026-06-17
   days on market $159,000 Active 158 DOM
5. 2026-06-16
   days on market $159,000 Active 157 DOM
6. 2026-06-15
   days on market $159,000 Active 156 DOM
7. 2026-06-14
   days on market $159,000 Active 154 DOM
8. 2026-06-10
   days on market $159,000 Active 151 DOM
9. 2026-06-09
   days on market $159,000 Active 150 DOM
10. 2026-06-08
    days on market $159,000 Active 149 DOM
11. 2026-06-07
    days on market $159,000 Active 148 DOM
12. 2026-06-02
    days on market $159,000 Active 143 DOM
13. 2026-06-01
    days on market $159,000 Active 142 DOM
14. 2026-05-31
    days on market $159,000 Active 141 DOM
15. 2026-05-30
    days on market $159,000 Active 140 DOM
16. 2026-04-06
    status Active
17. 2026-04-06
    historical
18. 2026-03-18
    price $159,000
19. 2026-02-17
    price $161,000
20. 2026-02-12
    price $163,000
21. 2026-01-12
    status Active
22. 2026-01-08
    status Pending
23. 2026-01-05
    listed $167,000 Active
24. 2025-10-20
    price $169,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $14,505
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,625
• Taxable loss: −$4,528
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $-640/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

-5.9% since first listed

9 events — show timeline

• 2026-04-06 Relisted — HAOR as distributed by MLS GRID
• 2026-04-06 Delisted — HAOR as distributed by MLS GRID
• 2026-03-18 Price Changed $159,000 HAOR as distributed by MLS GRID
• 2026-02-17 Price Changed $161,000 HAOR as distributed by MLS GRID
• 2026-02-12 Price Changed $163,000 HAOR as distributed by MLS GRID
• 2026-01-12 Relisted — HAOR as distributed by MLS GRID
• 2026-01-08 Pending — HAOR as distributed by MLS GRID
• 2026-01-05 Listed $167,000 HAOR as distributed by MLS GRID
• 2025-10-20 Price Changed $169,000 HAOR as distributed by MLS GRID

Property tax history

+4.3%/yr

Latest (2025): $223 · +19.4% YoY. Source: county tax records.