1095 Casey Ln · Buckhead Ridge, FL 34974

$80,000

2 bd · 2.0 ba · 1,142 sqft · Manufactured public records · 74 Days on market

Built 1988 5,575 sqft lot $70/sqft · 45% below area Est $149k · 46% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**HANDYMAN SPECIAL** This fixer upper is being sold as is and is priced to sell!! Call for your appointment today!!

Key facts

• 5,575 sq ft lot
• 2 parking spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 5.2% in Buckhead Ridge — 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 (#785 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Glades (town): math 38% / reading 41% proficiency, ranked #63 of 73 in FL (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 402 active listings in the ZIP; 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $65k; 23% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.84% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.47%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $148,726
• List price: $80,000
• Delta: -46.21%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1254 Chobee Loop	0.16mi	2/2.0	1,184 (+4%)	12mo	$145,000	$122	77
1103 Lemon St	0.15mi	2/2.0	1,012 (-11%)	4mo	$150,000	$148	71
1474 Lake Dr	0.39mi	3/1.5 (+1)	1,178 (+3%)	1mo	$80,000	$68	69
1558 Chobee St	0.30mi	2/2.0	1,248 (+9%)	4mo	$265,000	$212	67
1067 Palm Ct	0.41mi	3/2.0 (+1)	1,066 (-7%)	2mo	$205,000	$192	63
1075 23 St	0.37mi	3/2.0 (+1)	1,134 (-1%)	17mo	$206,500	$182	62
1097 Peach St	0.28mi	2/2.0	1,301 (+14%)	16mo	$235,000	$181	50
1044 22nd St	0.55mi	3/2.0 (+1)	1,025 (-10%)	3mo	$145,500	$142	49
1414 Hunter Rd	0.71mi	2/2.0	1,100 (-4%)	15mo	$207,900	$189	48
1054 21st St	0.55mi	3/2.0 (+1)	1,296 (+14%)	2mo	$245,000	$189	45

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $25,662
• Equity at exit: $11,928

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $72,149
• Equity at exit: $6,917

Cash invested: $22,400 (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 34974

• Home prices YoY: -15.6%
• Active inventory: 402
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $606

Break-even live

Break-even rent $704

Max offer price $80,000

Occupancy floor 54%

Sensitivity live

Price	-10% $651	-5% $629	+0% $606	+5% $583	+10% $561
Rent	-10% $490	-5% $548	+0% $606	+5% $664	+10% $722
Rate	-1.0pp $646	-0.5pp $626	base $606	+0.5pp $585	+1.0pp $564

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   status $80,000 Pending 74 DOM
2. 2026-06-15
   days on market $80,000 Active 74 DOM
3. 2026-06-14
   days on market $80,000 Active 72 DOM
4. 2026-06-12
   days on market $80,000 Active 71 DOM
5. 2026-06-09
   days on market $80,000 Active 68 DOM
6. 2026-06-08
   days on market $80,000 Active 67 DOM
7. 2026-06-07
   days on market $80,000 Active 66 DOM
8. 2026-06-07
   days on market $80,000 Active 65 DOM
9. 2026-06-03
   days on market $80,000 Active 62 DOM
10. 2026-06-02
    days on market $80,000 Active 61 DOM
11. 2026-06-01
    days on market $80,000 Active 60 DOM
12. 2026-05-31
    days on market $80,000 Active 59 DOM
13. 2026-05-30
    days on market $80,000 Active 58 DOM
14. 2026-04-02
    listed $80,000 Active 115-char remark

    Show marketing remark (115 chars)

    **HANDYMAN SPECIAL** This fixer upper is being sold as is and is priced to sell!! Call for your appointment today!!

15. 2010-08-06
    soldstatus $65,000
16. 2007-10-03
    historical
17. 2007-04-03
    listed $77,500
18. 2006-09-07
    historical
19. 2006-03-07
    listed $79,900
20. 2005-08-16
    soldstatus $65,000
21. 2005-08-12
    soldstatus $65,000
22. 2005-03-06
    listed $68,000

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $17,650
• − Mortgage interest: −$4,481
• − Property taxes: −$1,236
• − Insurance: −$400
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$2,327
• Taxable income: $6,381
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,741/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: Glades
• NCES district ID: 1200660
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,758
• Composite: 32.81/100
• National rank: #5622
• State rank: #63 of 73 in FL

Livability — Buckhead Ridge

• Score: 61/100
• State rank: #785
• US rank: #17876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckhead Ridge, FL
• County: Okeechobee County · 23,975 people
• City population: 23,975
• Metro: Okeechobee, FL
• Population (ZIP): 23,975
• Household income: $53,013
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 399.0

Population outlook (Glades County) Hauer SSP2

• Today (2025): 14,901 people
• By 2030: 15,463 · +3.8%
• By 2040: 16,341 · +9.7%
• By 2050: 17,158 · +15.1%
• By 2075: 18,881 · +26.7%
• By 2100: 19,164 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Glades

• 2024 margin: Solid R (+53.3) · D 23.1% · R 76.4%
• 2008→2024 swing: -36.7pp toward R · 2008: -16.6pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+46.2 2016: R+39.6 2012: R+18.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.47%
• Current HPI: 348.6692
• Rent YoY: —
• Metro: Okeechobee, 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

+17.6% since first listed

9 events — show timeline

• 2026-04-02 Listed $80,000 Beaches MLS
• 2010-08-06 Sold (Public Records) $65,000 Public Records
• 2007-10-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-04-03 Listed $77,500 Stellar MLS as Distributed by MLS Grid
• 2006-09-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-07 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-16 Sold (Public Records) $65,000 Public Records
• 2005-08-12 Sold (MLS) $65,000 SCMLS
• 2005-03-06 Listed $68,000 SCMLS

Property tax history

+11.2%/yr

Latest (2025): $1,236 · +10.0% YoY. Source: county tax records.