509 S Florida Ave · Avon Park, FL 33825

$135,000

3 bd · 2.0 ba · 1,071 sqft · SingleFamily public records · 18 Days on market

Built 1945 Est $167k · 19% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Investment Opportunity, great corner lot- almost 1/2 acre in Avon Park. 3 bedrooms, 2 baths, Sold As-Is. close to US Hwy 27, downtown, restaurants, schools etc. , this house needs TLC. , it will be a magnificent investment.

Key facts

• Close to us hwy 27
• Close to restaurants
• Close to schools

Tags

• CORNER LOT
• INVESTMENT OPPORTUNITY
• CLOSE TO US HWY 27
• CLOSE TO DOWNTOWN
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS

Property features AI

Finance

• Financial info: Pets allowed with no restrictions

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric with fuses
• Home design: Single-story; Faces south; Effective year built listed
• Construction: Block construction; Shingle roof
• Exterior features: Enclosed porch; Screened porch; Fence; Room for pool; Shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom 2 (12 x 10); Bedroom 3 (10 x 9)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling units
• Interior features: First floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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+, schools F, amenities 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.
• Market conditions: 475 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 36% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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.
• Current owner paid $20k; list at $135k implies a 582% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $167,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Gwendolynn St	0.22mi	3/2.0	1,030 (-4%)	2mo	$62,000	$60	82
213 S Florida Ave	0.20mi	2/2.0 (-1)	1,128 (+5%)	15mo	$199,000	$176	64
514 W Hall Mcrae Blvd	0.38mi	3/1.0	1,102 (+3%)	15mo	$155,000	$141	61
411 W Hall St	0.19mi	2/1.0 (-1)	1,210 (+13%)	2mo	$100,000	$83	59
94 S Desoto Ave	0.29mi	3/2.0	1,012 (-6%)	22mo	$205,000	$203	59
907 W Circle St	0.67mi	3/2.0	1,056 (-1%)	13mo	$149,900	$142	56
920 W Hill St	0.45mi	3/2.0	1,152 (+8%)	14mo	$217,000	$188	55
12 N Desoto Ave	0.43mi	3/2.0	966 (-10%)	20mo	$194,900	$202	47
109 E State St	0.67mi	2/2.0 (-1)	1,026 (-4%)	14mo	$160,300	$156	45
903 W Pleasant St	0.60mi	2/1.0 (-1)	1,039 (-3%)	19mo	$160,500	$154	42
605 S Verona Ave	0.63mi	3/2.0	1,200 (+12%)	13mo	$200,000	$167	39
131 E Camphor St	0.71mi	2/2.0 (-1)	957 (-11%)	6mo	$128,000	$134	39

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,105
• Equity at exit: $20,129

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $21,313
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $296

Break-even live

Break-even rent $1,023

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $372	-5% $334	+0% $296	+5% $257	+10% $219
Rent	-10% $185	-5% $240	+0% $296	+5% $351	+10% $406
Rate	-1.0pp $364	-0.5pp $330	base $296	+0.5pp $261	+1.0pp $225

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: $33,750
• Closing costs: $4,050
• 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	$1,140	$1.00	24d	6	0.46mi

Listing history 21 events

1. 2026-06-19
   days on market $135,000 Active 18 DOM
2. 2026-06-18
   days on market $135,000 Active 17 DOM
3. 2026-06-17
   days on market $135,000 Active 16 DOM
4. 2026-06-16
   days on market $135,000 Active 15 DOM
5. 2026-06-15
   days on market $135,000 Active 14 DOM
6. 2026-06-14
   days on marketlisting id $135,000 Active 12 DOM
7. 2026-06-10
   days on market $135,000 Active 130 DOM
8. 2026-06-09
   days on market $135,000 Active 129 DOM
9. 2026-06-08
   days on market $135,000 Active 128 DOM
10. 2026-06-07
    days on market $135,000 Active 127 DOM
11. 2026-06-03
    days on marketlisting id $135,000 Active 122 DOM
12. 2026-06-01
    days on marketlisting id $135,000 Active 1 DOM
13. 2026-02-16
    historical
14. 2026-01-25
    listed $135,000 Active 228-char remark

    Show marketing remark (228 chars)

    Good Investment Opportunity, great corner lot- almost 1/2 acre in Avon Park. 3 bedrooms, 2 baths, Sold As-Is. close to US Hwy 27, downtown, restaurants, schools etc. , this house needs TLC. , it will be a magnificent investment.

15. 2026-01-25
    listed $135,000 Active

    Show marketing remark (228 chars)

    Good Investment Opportunity, great corner lot- almost 1/2 acre in Avon Park. 3 bedrooms, 2 baths, Sold As-Is. close to US Hwy 27, downtown, restaurants, schools etc. , this house needs TLC. , it will be a magnificent investment.

16. 2025-11-14
    listed $25,000 Active
17. 2024-02-19
    historical Active Under Contract
18. 2023-11-27
    price $145,500
19. 2023-09-16
    price $168,900
20. 2023-09-16
    listed $157,900 Active
21. 1998-08-01
    soldstatus $19,800

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$591/yr (+$49/mo · 111.7%)

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

Taxation est. · year 1

• Rental income: $16,768
• − Mortgage interest: −$7,562
• − Property taxes: −$529
• − Insurance: −$675
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,927
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $3,213/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

+581.8% since first listed

9 events — show timeline

• 2026-02-16 Listing Removed — MARMLS
• 2026-01-25 Listed $135,000 HAOR as distributed by MLS GRID
• 2026-01-25 Listed $135,000 MARMLS
• 2025-11-14 Listed $25,000 MARMLS
• 2024-02-19 Contingent — HAOR as distributed by MLS GRID
• 2023-11-27 Price Changed $145,500 HAOR as distributed by MLS GRID
• 2023-09-16 Price Changed $168,900 HAOR as distributed by MLS GRID
• 2023-09-16 Listed $157,900 HAOR as distributed by MLS GRID
• 1998-08-01 Sold (Public Records) $19,800 Public Records

Property tax history

+5.2%/yr

Latest (2025): $529 · +12.9% YoY. Source: county tax records.