6732 San Benito Dr · Avon Park, FL 33872

$302,900

4 bd · 2.0 ba · 1,828 sqft · Land · 58 Days on market

Built 2026 0.29 ac lot ↓ 39% since listing

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Why this score? — see what drove the F 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 6732 San Benito Drive SEBRING FL 33872 priced at 304990, the square foot and stories are 1828, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Large windows
• Quartz counters
• Luxury vinyl floors

Tags

• QUARTZ COUNTERS
• LUXURY VINYL FLOORS
• OPEN-CONCEPT LAYOUT
• LARGE WINDOWS
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Pets allowed; Zoning: R1A; Paved road frontage (frontage length 102 ft); Lot about 0.29 acres
• HOA & community: Community clubhouse; Fitness center; Golf access; Playground; Community pool

Exterior

• Parking: 2-car garage (detached/attached not specified)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Under construction
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Rear enclosed porch; Community pool available; No private pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds; Unfurnished; 7 total rooms
• Laundry & utility: Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $303k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (33.3% below list).
• Recommended offer: $202k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Sun 'N Lake Elementary School (math 63% / reading 59%, grade B, #653 of 2,144 statewide, top 31%, 618 students, 67% FRL); Hill-Gustat Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 705 students, 63% FRL); Avon Park High School (math 35% / reading 39%, grade F, #340 of 667 statewide, top 52%, 928 students, 67% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 700 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($294k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,031 (33.3% 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 58 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.67% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-63,801
• Equity at exit: $45,163

10-year hold

• IRR: -19.1%
• Equity multiple: 0.03×
• Total profit: $-82,282
• Equity at exit: $26,189

Cash invested: $84,812 (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 33872

• Home prices YoY: -25.8%
• Rents YoY: 1.6%
• Active inventory: 700
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$1,588
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-186

Break-even live

Break-even rent $2,256

Max offer price $270,034

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: $75,725
• Closing costs: $9,087
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $302,900 Active 58 DOM
2. 2026-06-18
   days on market $302,900 Active 57 DOM
3. 2026-06-17
   days on market $302,900 Active 56 DOM
4. 2026-06-16
   days on market $302,900 Active 55 DOM
5. 2026-06-15
   days on market $302,900 Active 54 DOM
6. 2026-06-14
   days on market $302,900 Active 52 DOM
7. 2026-06-10
   days on market $302,900 Active 49 DOM
8. 2026-06-09
   days on market $302,900 Active 48 DOM
9. 2026-06-08
   days on market $302,900 Active 47 DOM
10. 2026-06-07
    days on market $302,900 Active 46 DOM
11. 2026-06-03
    price $302,900 Active 41 DOM
12. 2026-06-02
    days on market $304,990 Active 41 DOM
13. 2026-06-01
    days on market $304,990 Active 40 DOM
14. 2026-05-31
    days on market $304,990 Active 39 DOM
15. 2026-05-30
    days on market $304,990 Active 38 DOM
16. 2026-05-08
    price $304,990
17. 2026-05-06
    price $304,990 238-char remark

    Show marketing remark (238 chars)

    The property is located at 6732 San Benito Drive SEBRING FL 33872 priced at 304990, the square foot and stories are 1828, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

18. 2026-04-22
    listed $303,990 Active
19. 2026-03-22
    listed $303,990 Active 238-char remark

    Show marketing remark (238 chars)

    The property is located at 6732 San Benito Drive SEBRING FL 33872 priced at 304990, the square foot and stories are 1828, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

20. 2024-12-17
    soldstatus $994,000
21. 2024-06-06
    soldstatus $500,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $2,514 · $210/mo
• Expected delta: +$1,705/yr (+$142/mo · 210.6%)

ⓘ 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 ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,244
• − Mortgage interest: −$16,967
• − Property taxes: −$809
• − Insurance: −$1,514
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$8,812
• Taxable loss: −$7,738
• Est. tax savings @ 24.0%: +$1,857
• After-tax cash flow: $-375/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

• County: Highlands County · 98,898 people
• City population: 25,501
• Metro: Sebring-Avon Park, FL
• Population (ZIP): 13,746
• Household income: $69,578
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 222.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 11% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Russian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 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: ▼ -78.20%
• Current HPI: 225.3761
• Rent YoY: ▲ 1.65%
• 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

-39.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $304,990 HAOR as distributed by MLS GRID
• 2026-05-06 Price Changed $304,990 Zillow
• 2026-04-22 Listed $303,990 HAOR as distributed by MLS GRID
• 2026-03-22 Listed $303,990 Zillow
• 2024-12-17 Sold (Public Records) $994,000 Public Records
• 2024-06-06 Sold (Public Records) $500,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $809 · +243.3% YoY. Source: county tax records.