4541 NW 24th Ave · Lee, FL 32052

$99,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 304 Days on market

Built 1989 3.00 ac lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Do not miss this opportunity to purchase a great property at an excellent price. New metal roof and doors. This property is gutted and ready to restore as your new home. This is also an amazing location to build a home or refurbish the existing mobile home and within walking distance of the Withlacoochee River. This property would also be a great location for an airbnb for people on vacation visiting the area freshwater rivers, lakes and springs. Additional adjacent lots can be purchased for a great price that would make the perfect spot to camp or bring your RV to get away from the hussle and bussle of city life. Total combined 3 acres which guarantees no one will build next to you. The su

Key facts

• 3 acre lot
• Built 1989
• Listed 304 days

Property features AI

Exterior

• Home design: Residential mobile home
• Construction: Metal siding; Metal roof; Shingle roof
• Exterior features: Corner lot; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.8% in Lee — 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 61/100 on livability (#771 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, health & safety D, amenities F.
• Hamilton (rural): math 34% / reading 29% proficiency, ranked #68 of 73 in FL (top 93%) — 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: 85 active listings in the ZIP; 26 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $7k appreciation (6.7% local appreciation)).
• Hamilton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 43% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.78×
• Total profit: $49,442
• Equity at exit: $66,588

10-year hold

• IRR: 24.2%
• Equity multiple: 5.74×
• Total profit: $131,282
• Equity at exit: $124,702

Cash invested: $27,720 (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 32052

• Home prices YoY: 2.2%
• Active inventory: 85
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $264

Break-even live

Break-even rent $748

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 304 DOM
2. 2026-06-17
   days on market $99,000 Active 303 DOM
3. 2026-06-16
   days on market $99,000 Active 302 DOM
4. 2026-06-15
   days on market $99,000 Active 301 DOM
5. 2026-06-14
   days on market $99,000 Active 299 DOM
6. 2026-06-13
   days on market $99,000 Active 298 DOM
7. 2026-06-10
   days on market $99,000 Active 296 DOM
8. 2026-06-09
   days on market $99,000 Active 295 DOM
9. 2026-06-08
   days on market $99,000 Active 294 DOM
10. 2026-06-07
    days on market $99,000 Active 293 DOM
11. 2026-06-05
    days on market $99,000 Active 290 DOM
12. 2026-06-02
    days on market $99,000 Active 288 DOM
13. 2026-06-01
    days on market $99,000 Active 287 DOM
14. 2026-05-31
    days on market $99,000 Active 286 DOM
15. 2026-05-30
    days on market $99,000 Active 285 DOM
16. 2026-05-13
    status Active
17. 2024-03-26
    price $99,000
18. 2024-01-02
    price $139,000
19. 2024-01-02
    status Active
20. 2023-10-08
    status Active
21. 2023-05-26
    listed $69,000 Active

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$457/yr (+$38/mo · 125.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,984
• − Mortgage interest: −$5,546
• − Property taxes: −$365
• − Insurance: −$495
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,880
• Taxable income: $1,621
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,778/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: Hamilton
• NCES district ID: 1200720
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $36,461
• Composite: 26.18/100
• National rank: #7267
• State rank: #68 of 73 in FL

Livability — Lee

• Score: 61/100
• State rank: #771
• US rank: #17387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,073

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 13,405 people
• By 2030: 13,031 · -2.8%
• By 2040: 12,385 · -7.6%
• By 2050: 11,740 · -12.4%
• By 2075: 9,347 · -30.3%
• By 2100: 6,344 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Black 33% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.6pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+31.8 2016: R+28.2 2012: R+16.9 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.69%
• Current HPI: 316.4797
• 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

+43.5% since first listed

6 events — show timeline

• 2026-05-13 Relisted — DGLMLS
• 2024-03-26 Price Changed $99,000 DGLMLS
• 2024-01-02 Price Changed $139,000 DGLMLS
• 2024-01-02 Relisted — DGLMLS
• 2023-10-08 Relisted — DGLMLS
• 2023-05-26 Listed $69,000 DGLMLS

Property tax history

+13.8%/yr

Latest (2025): $365 · +3.6% YoY. Source: county tax records.