4102 Vilabella Dr · Avon Park, FL 33872

$178,000

2 bd · 2.0 ba · 964 sqft · SingleFamily public records · 33 Days on market

Built 1979 6,534 sqft lot Est $164k · 9% over

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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 +11.4/30.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2/2 Half Duplex with 2 Car Garage in desirable Sun N Lake walking distance from Advent Health Hospital.

Key facts

• Detached villa
• Florida room
• New water heater

Tags

• DETACHED VILLA
• DETACHED GARAGE
• EXTENDED DRIVEWAY
• FLORIDA ROOM
• NEW ROOF
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: Community amenities include golf, playground, and pool

Exterior

• Parking: Detached or attached garage with 2 spaces; Driveway parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family villa; One story
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Rear screened porch; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-61 ($-737/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (14.9% below list).
• Recommended offer: $152k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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); Sebring High School (math 32% / reading 48%, grade F, #296 of 667 statewide, top 45%, 1,809 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 705 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $130k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $151,506 (14.9% 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 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $163,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4003 Ramiro St	0.33mi	2/2.0	951 (-1%)	5mo	$198,000	$208	78
3833 Perugia Ave	0.26mi	2/2.0	1,015 (+5%)	10mo	$173,000	$170	71
3804 Perugia Ave	0.26mi	2/2.0	1,015 (+5%)	11mo	$165,000	$163	70
3711 Perugia Ave	0.33mi	2/2.0	1,015 (+5%)	11mo	$159,900	$158	67
4128 Capri St	0.35mi	2/2.0	1,006 (+4%)	12mo	$225,000	$224	66
3730 Perugia Ave	0.28mi	2/2.0	1,026 (+6%)	14mo	$145,000	$141	65
3801 Perugia Ave	0.30mi	2/2.0	1,026 (+6%)	13mo	$150,000	$146	64
4626 Navarre Ave	0.45mi	2/2.0	1,016 (+5%)	13mo	$199,000	$196	59
4112 Ramiro St	0.24mi	2/2.0	1,070 (+11%)	14mo	$100,000	$93	58
3825 Santiago St	0.37mi	2/2.0	1,049 (+9%)	14mo	$209,900	$200	56
4609 Bream Ave	0.74mi	3/1.5 (+1)	1,011 (+5%)	14mo	$142,000	$140	38
4621 Starfish Ave	0.59mi	3/2.0 (+1)	1,106 (+15%)	9mo	$193,700	$175	35

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-34,743
• Equity at exit: $26,540

10-year hold

• IRR: -16.6%
• Equity multiple: 0.13×
• Total profit: $-43,234
• Equity at exit: $15,390

Cash invested: $49,840 (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: 705
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-61

Break-even live

Break-even rent $1,593

Max offer price $167,158

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-11	+0% $-61	+5% $-112	+10% $-162
Rent	-10% $-181	-5% $-121	+0% $-61	+5% $-2	+10% $58
Rate	-1.0pp $28	-0.5pp $-16	base $-61	+0.5pp $-107	+1.0pp $-154

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $178,000 Active 33 DOM
2. 2026-06-19
   days on market $178,000 Active 31 DOM
3. 2026-06-18
   days on market $178,000 Active 30 DOM
4. 2026-06-17
   days on market $178,000 Active 29 DOM
5. 2026-06-16
   days on market $178,000 Active 28 DOM
6. 2026-06-15
   days on market $178,000 Active 27 DOM
7. 2026-06-14
   remarks 687-char remark
8. 2026-06-14
   days on market $178,000 Active 25 DOM
9. 2026-06-10
   days on market $178,000 Active 22 DOM
10. 2026-06-09
    days on market $178,000 Active 21 DOM
11. 2026-06-08
    days on market $178,000 Active 20 DOM
12. 2026-06-07
    days on market $178,000 Active 19 DOM
13. 2026-06-02
    days on market $178,000 Active 14 DOM
14. 2026-06-01
    days on market $178,000 Active 13 DOM
15. 2026-05-31
    days on market $178,000 Active 12 DOM
16. 2026-05-30
    days on market $178,000 Active 11 DOM
17. 2026-05-19
    listed $178,000 Active
18. 2024-12-10
    historical $1,660
19. 2024-10-22
    listed $1,660
20. 2022-12-08
    soldstatus $130,000
21. 2022-12-07
    soldstatus $130,000 Closed 113-char remark

    Show marketing remark (113 chars)

    Beautiful 2/2 Half Duplex with 2 Car Garage in desirable Sun N Lake walking distance from Advent Health Hospital.

22. 2022-11-07
    historical 113-char remark

    Show marketing remark (113 chars)

    Beautiful 2/2 Half Duplex with 2 Car Garage in desirable Sun N Lake walking distance from Advent Health Hospital.

23. 2022-10-28
    listed $149,500 113-char remark

    Show marketing remark (113 chars)

    Beautiful 2/2 Half Duplex with 2 Car Garage in desirable Sun N Lake walking distance from Advent Health Hospital.

24. 2016-09-09
    soldstatus $45,000 252-char remark

    Show marketing remark (252 chars)

    PRICE REDUCED, MOTIVATED SELLER!! Great Winter Retreat or investor special. Fabulous villa in a great location. Perfect for a first time homebuyer or ready for slowing down. This villa has an oversized garage. Owner is open for any reasonable offer. ..

25. 2015-06-26
    listed $57,500 252-char remark

    Show marketing remark (252 chars)

    PRICE REDUCED, MOTIVATED SELLER!! Great Winter Retreat or investor special. Fabulous villa in a great location. Perfect for a first time homebuyer or ready for slowing down. This villa has an oversized garage. Owner is open for any reasonable offer. ..

26. 2015-06-22
    historical
27. 2015-04-01
    listed $62,700
28. 2014-06-22
    historical
29. 2013-06-22
    listed $65,000
30. 2005-06-30
    soldstatus $115,000
31. 2001-04-05
    soldstatus $56,428
32. 1997-07-01
    soldstatus $39,000

ⓘ 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: $3,008 · $251/mo
• Projected year-2 tax: $3,008 · $251/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $18,181
• − Mortgage interest: −$9,971
• − Property taxes: −$3,008
• − Insurance: −$890
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$5,178
• Taxable loss: −$3,775
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $169/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

+356.4% since first listed

16 events — show timeline

• 2026-05-19 Listed $178,000 HAOR as distributed by MLS GRID
• 2024-12-10 Rental Removed $1,660 HAOR
• 2024-10-22 Listed for Rent $1,660 HAOR
• 2022-12-08 Sold (Public Records) $130,000 Public Records
• 2022-12-07 Sold (MLS) $130,000 HAOR as distributed by MLS GRID
• 2022-11-07 Delisted — HAOR as distributed by MLS GRID
• 2022-10-28 Listed $149,500 HAOR as distributed by MLS GRID
• 2016-09-09 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-26 Listed $57,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-01 Listed $62,700 Stellar MLS as Distributed by MLS Grid
• 2014-06-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-06-22 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-30 Sold (Public Records) $115,000 Public Records
• 2001-04-05 Sold (Public Records) $56,428 Public Records
• 1997-07-01 Sold (Public Records) $39,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,008 · +49.1% YoY. Source: county tax records.