7740 NW 81st Ct · Okeechobee, FL 34972

$290,000

3 bd · 1.0 ba · 1,323 sqft · SingleFamily public records · 38 Days on market

Built 1982 Est $265k · 10% over

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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 +12.0/30.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +2.0/10.0

Listing remarks MLS

DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

Key facts

• Built 1982
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-67 ($-799/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (27.2% below list).
• Recommended offer: $211k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% in Okeechobee — 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 77/100 on livability (#210 in FL, #3,234 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Okeechobee (town): math 44% / reading 42% proficiency, ranked #58 of 73 in FL (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 644 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).

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.
• Okeechobee County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $230k; 26% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,105 (27.2% 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 38 days. Have you received any prior offers? Is the seller open to a 27% 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. 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?
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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7634 NW 82nd Ct	0.08mi	3/2.0	1,372 (+4%)	14mo	$264,400	$193	75
8132 NW 80th Ave	0.15mi	3/1.0	1,248 (-6%)	21mo	$250,000	$200	66
7396 NW 81st Ct	0.21mi	3/2.0	1,400 (+6%)	21mo	$325,000	$232	59
7683 NW 87th Ct	0.39mi	3/2.0	1,400 (+6%)	20mo	$312,500	$223	52
7619 NW 87th Ct	0.40mi	3/2.0	1,200 (-9%)	24mo	$240,000	$200	42

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-51,366
• Equity at exit: $43,240

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-50,732
• Equity at exit: $25,074

Cash invested: $81,200 (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 34972

• Home prices YoY: -1.5%
• Active inventory: 644
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-67

Break-even live

Break-even rent $2,195

Max offer price $278,241

Occupancy floor 98%

Sensitivity live

Price	-10% $98	-5% $16	+0% $-67	+5% $-149	+10% $-231
Rent	-10% $-233	-5% $-150	+0% $-67	+5% $17	+10% $100
Rate	-1.0pp $79	-0.5pp $7	base $-67	+0.5pp $-142	+1.0pp $-218

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $290,000 Active 38 DOM
2. 2026-06-18
   days on market $290,000 Active 37 DOM
3. 2026-06-17
   days on market $290,000 Active 36 DOM
4. 2026-06-16
   days on market $290,000 Active 35 DOM
5. 2026-06-15
   days on market $290,000 Active 34 DOM
6. 2026-06-14
   days on market $290,000 Active 32 DOM
7. 2026-06-10
   days on market $290,000 Active 29 DOM
8. 2026-06-09
   days on market $290,000 Active 28 DOM
9. 2026-06-08
   days on market $290,000 Active 27 DOM
10. 2026-06-07
    days on market $290,000 Active 26 DOM
11. 2026-06-05
    days on market $290,000 Active 23 DOM
12. 2026-06-03
    days on market $290,000 Active 22 DOM
13. 2026-06-02
    days on market $290,000 Active 21 DOM
14. 2026-06-01
    days on market $290,000 Active 20 DOM
15. 2026-05-31
    days on market $290,000 Active 19 DOM
16. 2026-05-30
    days on market $290,000 Active 18 DOM
17. 2026-05-12
    listed $290,000 Active
18. 2025-07-18
    soldstatus $230,000 Closed 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

19. 2025-07-18
    soldstatus $230,000 Closed 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

20. 2025-07-18
    soldstatus $230,000

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

21. 2025-06-24
    status Pending 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

22. 2025-06-14
    status Active 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

23. 2025-06-03
    status Pending 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

24. 2025-06-03
    status Pending 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

25. 2025-05-26
    listed $249,000 Active 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

26. 2025-05-23
    listed $249,000 Active 457-char remark

    Show marketing remark (457 chars)

    DIXIE RANCH – Charming and well-maintained 3-bedroom, 1-bath CBS home nestled in a peaceful country setting. This home features a new roof, generator hookup, and newer appliances, with the AC serviced annually by Miller AC for added peace of mind. The spacious yard is adorned with five majestic oak trees and includes a newer shed for extra storage. Enjoy the tranquility of country living while being just minutes from town and all its conveniences.

27. 1991-07-01
    soldstatus $22,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$1,295/yr (+$108/mo · 116.5%)

ⓘ 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 ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,333
• − Mortgage interest: −$16,245
• − Property taxes: −$1,112
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$8,436
• Taxable loss: −$5,963
• Est. tax savings @ 24.0%: +$1,431
• After-tax cash flow: $632/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: Okeechobee
• NCES district ID: 1201410
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $36,710
• Composite: 35.73/100
• National rank: #4855
• State rank: #58 of 73 in FL

Livability — Okeechobee

• Score: 77/100
• State rank: #210
• US rank: #3234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,975
• Population (ZIP): 19,185

Population outlook (Okeechobee County) Hauer SSP2

• Today (2025): 37,273 people
• By 2030: 35,885 · -3.7%
• By 2040: 32,931 · -11.6%
• By 2050: 29,433 · -21.0%
• By 2075: 19,607 · -47.4%
• By 2100: 11,814 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 30% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 0%

Political lean MEDSL · Okeechobee

• 2024 margin: Solid R (+53.8) · D 22.9% · R 76.7%
• 2008→2024 swing: -34.6pp toward R · 2008: -19.2pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+44.4 2016: R+39.5 2012: R+20.0 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.94%
• Current HPI: 389.1156
• 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

+1218.2% since first listed

11 events — show timeline

• 2026-05-12 Listed $290,000 FSBO.com
• 2025-07-18 Sold (Public Records) $230,000 Public Records
• 2025-07-18 Sold (MLS) $230,000 MARMLS
• 2025-07-18 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Pending — MARMLS
• 2025-06-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-26 Listed $249,000 MARMLS
• 2025-05-23 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 1991-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,112 · +4.1% YoY. Source: county tax records.