11710 SW Orange Ave · Harbour Heights, FL 34269

$179,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 49 Days on market

Built 2005 10,237 sqft lot Est $162k · 11% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.6/10.0

Listing remarks MLS

Exceptionally well maintained, move in ready home in Sunny Breeze! 2 bedrooms, 2 bathrooms, open floor plan. Dining area has a breakfast bar. Master suite has walk-in closet, garden tub/shower and linen closet. Laundry area includes washer and dryer. Side by side refrigerator/freezer is brand new! Covered carport/porch is 12' X 44'. Two outside storage sheds/workshops (10X10 and 11X15), both with 110 electric service, one is large enough for a golf cart with a ramp. Owner states A/C unit is 5 yrs. old and came with a 10 yr. warranty. Seller ordered custom factory upgrades, which include: 2X6 framing of floors, walls and roof. Floors, walls and ceilings all contain 6" of insulation. Subfloor is constructed of 1/2" plywood sheathing. Windows are thermopane glass. Architectural shingles with 35-40 year life expectancy. Buyer to confirm all measurements and information obtained from public records.

Key facts

• Solid wood cabinetry
• Indoor laundry area
• Covered carport

Tags

• NEW ROOF
• COVERED CARPORT
• SCREENED LANAI
• INDOOR LAUNDRY AREA
• SOLID WOOD CABINETRY
• TWO LARGE SHEDS

Property features AI

Finance

• Other: Property is homesteaded; Property type: Residential; Property subtype: Manufactured Home; Zoning: MHSD; Lot size approximately 0.24 acres
• Financial info: No lease or rent restrictions; Unfurnished
• HOA & community: No homeowners association

Exterior

• Parking: No specific parking information provided
• Security: No specific security features provided
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (double wide); One story; Faces east
• Construction: Metal siding; Membrane roof; Built on stilts / on pilings
• Exterior features: Lighting; Private mailbox; Rain gutters; Paved road access; Lot dimensions approximately 82 x 125

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floor plan; Solid wood cabinets; Window treatments; Other interior features
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 149 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 71 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

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.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $115k; list at $180k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $161,568
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12378 SW Lexington Pl	0.68mi	2/2.0	980 (-7%)	13mo	$150,000	$153	46

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $17,887
• Equity at exit: $26,824

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $76,099
• Equity at exit: $15,554

Cash invested: $50,372 (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 34269

• Home prices YoY: -2.9%
• Active inventory: 149
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $739

Break-even live

Break-even rent $1,465

Max offer price $179,900

Occupancy floor 64%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Organ St Unit 18 Punta Gorda, FL	3.0	2.0	1200	$2,400	$2.00	13d	1	1.36mi

Listing history 24 events

1. 2026-06-18
   days on market $179,900 Active 49 DOM
2. 2026-06-17
   days on market $179,900 Active 48 DOM
3. 2026-06-16
   days on market $179,900 Active 47 DOM
4. 2026-06-15
   days on market $179,900 Active 46 DOM
5. 2026-06-14
   days on market $179,900 Active 44 DOM
6. 2026-06-13
   days on market $179,900 Active 43 DOM
7. 2026-06-10
   days on market $179,900 Active 41 DOM
8. 2026-06-09
   days on market $179,900 Active 40 DOM
9. 2026-06-08
   days on market $179,900 Active 39 DOM
10. 2026-06-07
    days on market $179,900 Active 38 DOM
11. 2026-06-02
    days on market $179,900 Active 33 DOM
12. 2026-06-01
    days on market $179,900 Active 32 DOM
13. 2026-05-31
    days on market $179,900 Active 31 DOM
14. 2026-05-30
    days on market $179,900 Active 30 DOM
15. 2026-04-30
    listed $179,900 Active
16. 2026-03-31
    historical
17. 2025-11-19
    price $189,900
18. 2025-10-20
    price $185,000
19. 2025-08-18
    listed $189,900 Active
20. 2021-01-12
    soldstatus $115,000
21. 2021-01-08
    soldstatus $115,000 Sold 917-char remark

    Show marketing remark (917 chars)

    Exceptionally well maintained, move in ready home in Sunny Breeze! 2 bedrooms, 2 bathrooms, open floor plan. Dining area has a breakfast bar. Master suite has walk-in closet, garden tub/shower and linen closet. Laundry area includes washer and dryer. Side by side refrigerator/freezer is brand new! Covered carport/porch is 12' X 44'. Two outside storage sheds/workshops (10X10 and 11X15), both with 110 electric service, one is large enough for a golf cart with a ramp. Owner states A/C unit is 5 yrs. old and came with a 10 yr. warranty. Seller ordered custom factory upgrades, which include: 2X6 framing of floors, walls and roof. Floors, walls and ceilings all contain 6" of insulation. Subfloor is constructed of 1/2" plywood sheathing. Windows are thermopane glass. Architectural shingles with 35-40 year life expectancy. Buyer to confirm all measurements and information obtained from public records.

22. 2020-11-13
    status Pending 917-char remark

    Show marketing remark (917 chars)

    Exceptionally well maintained, move in ready home in Sunny Breeze! 2 bedrooms, 2 bathrooms, open floor plan. Dining area has a breakfast bar. Master suite has walk-in closet, garden tub/shower and linen closet. Laundry area includes washer and dryer. Side by side refrigerator/freezer is brand new! Covered carport/porch is 12' X 44'. Two outside storage sheds/workshops (10X10 and 11X15), both with 110 electric service, one is large enough for a golf cart with a ramp. Owner states A/C unit is 5 yrs. old and came with a 10 yr. warranty. Seller ordered custom factory upgrades, which include: 2X6 framing of floors, walls and roof. Floors, walls and ceilings all contain 6" of insulation. Subfloor is constructed of 1/2" plywood sheathing. Windows are thermopane glass. Architectural shingles with 35-40 year life expectancy. Buyer to confirm all measurements and information obtained from public records.

23. 2020-10-24
    listed $115,000 Active 917-char remark

    Show marketing remark (917 chars)

    Exceptionally well maintained, move in ready home in Sunny Breeze! 2 bedrooms, 2 bathrooms, open floor plan. Dining area has a breakfast bar. Master suite has walk-in closet, garden tub/shower and linen closet. Laundry area includes washer and dryer. Side by side refrigerator/freezer is brand new! Covered carport/porch is 12' X 44'. Two outside storage sheds/workshops (10X10 and 11X15), both with 110 electric service, one is large enough for a golf cart with a ramp. Owner states A/C unit is 5 yrs. old and came with a 10 yr. warranty. Seller ordered custom factory upgrades, which include: 2X6 framing of floors, walls and roof. Floors, walls and ceilings all contain 6" of insulation. Subfloor is constructed of 1/2" plywood sheathing. Windows are thermopane glass. Architectural shingles with 35-40 year life expectancy. Buyer to confirm all measurements and information obtained from public records.

24. 1979-11-01
    soldstatus $12,000

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$10,077
• − Property taxes: −$1,666
• − Insurance: −$900
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$5,233
• Taxable income: $6,316
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $7,350/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: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 of 73 in FL

Livability — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,111

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.77%
• Current HPI: 297.0303
• 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

+1399.2% since first listed

10 events — show timeline

• 2026-04-30 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-12 Sold (Public Records) $115,000 Public Records
• 2021-01-08 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-24 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1979-11-01 Sold (Public Records) $12,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,666 · +6.0% YoY. Source: county tax records.