1350 N Lake Ave #153 · Avon Park, FL 33825

$11,777

1 bd · 1.0 ba · 500 sqft · Manufactured · 100 Days on market

Built 1971

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Newly Remodeled Home in a small quiet park. Includes newer shed. New kitchen cabinets and nice appliances. New bathroom sink, toilet and bathtub. freshly painted in and out. newer wood laminate floors. Cheapest lot rent in area at $475 month which includes water, sewer, trash and lawn care. Park has parking area for boats, trailer etc. One person must be 55 or over. easy and fast park approval. 7 blocks from super Walmart. close to everything. Priced to sell fast.

Key facts

• New bathroom sink
• New kitchen cabinets
• 2 parking spots

Tags

• NEW KITCHEN CABINETS
• NEW BATHROOM SINK
• NEWER WOOD LAMINATE FLOORS
• PARKING AREA FOR BOATS

Property features AI

Finance

• Other: Private maintained road; Not waterfront; Lot location: Lot 153 on Office St.
• Financial info: Annual tax noted (not included per instructions)
• HOA & community: Senior community; Community of about 70 units; Land lease required ($475)

Exterior

• Parking: Driveway parking; Guest parking; RV access/parking; 2 open parking spaces
• Utilities: Public water; Cable available; Underground utilities
• Home design: Mobile home; One story; First-floor entry; Faces east; Resale condition
• Construction: Aluminum siding; Aluminum skirt; Aluminum roof; Built on one story
• Exterior features: Open porch; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Unfurnished; Electric water heater
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $12k).
• Recommended offer: $11k (9.0% below list) — sets the bar for market timing.
• Cap rate 71.4% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $82 of loan paydown is wiped out by about $353 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Recommended offer $10,717 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 7.74% ✓
• Cap rate: 71.41%
• Cash-on-cash: 232.55%
• DSCR: 11.35
• GRM: 1.1

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: —
• Equity multiple: 12.77×
• Total profit: $38,807
• Equity at exit: $1,756

10-year hold

• IRR: —
• Equity multiple: 27.16×
• Total profit: $86,258
• Equity at exit: $1,018

Cash invested: $3,298 (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: 1.1×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$62
• Tax est. 1.5%: −$15 /mo · $177/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $639

Break-even live

Break-even rent $103

Max offer price $11,777

Occupancy floor 25%

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: $2,944
• Closing costs: $353
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Locke St Avon Park, FL	1.0	1.0	462	$920	$1.99	13d	10	1.16mi

Listing history 15 events

1. 2026-06-19
   days on market $11,777 Active 100 DOM
2. 2026-06-18
   days on market $11,777 Active 99 DOM
3. 2026-06-17
   days on market $11,777 Active 98 DOM
4. 2026-06-16
   days on market $11,777 Active 97 DOM
5. 2026-06-15
   days on market $11,777 Active 96 DOM
6. 2026-06-14
   days on market $11,777 Active 94 DOM
7. 2026-06-10
   days on market $11,777 Active 91 DOM
8. 2026-06-09
   days on market $11,777 Active 90 DOM
9. 2026-06-08
   days on market $11,777 Active 89 DOM
10. 2026-06-07
    days on market $11,777 Active 88 DOM
11. 2026-06-02
    days on market $11,777 Active 83 DOM
12. 2026-06-01
    days on market $11,777 Active 82 DOM
13. 2026-05-31
    days on market $11,777 Active 81 DOM
14. 2026-05-30
    days on market $11,777 Active 80 DOM
15. 2026-02-05
    listed $11,777 Active

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

Taxation est. · year 1

• Rental income: $10,943
• − Mortgage interest: −$660
• − Property taxes: −$177
• − Insurance: −$59
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$343
• Taxable income: $7,955
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $5,760/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): 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

1 event — show timeline

• 2026-02-05 Listed $11,777 Beaches MLS