816 Gen D Macarthur Ave · Fort Denaud, FL 33935

$339,900

3 bd · 2.0 ba · 1,286 sqft · Land · 489 Days on market

Built 2025 0.28 ac lot $150/mo HOA · 6% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.3/10.0

Listing remarks

PRICE REDUCED!! MOVE IN READY! Fish from our fully stocked 10-acre pond or the Caloosahatchee River via our community Park. * * No Flood Zone * * This charming Captiva layout will just captivate you with its granite covered kitchen island to its spacious living area! This home is perfect for families as it features an open, chef-ready kitchen, multiple spacious bedrooms, and a patio ready for the BBQ party.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; Association fee: $150 monthly; Association amenities include park and management; Community is non-gated

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s); High-impact entry doors
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single-story home; New construction; Faces east; Entry at ground level
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Patio; Security/high-impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Refrigerator (with ice maker); Kitchen island; Pantry
• Bedrooms: Master bedroom (main level); Additional bedrooms (main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Bedroom on main level; Kitchen island; Open living/dining area; Main-level primary bedroom; Pantry; Tub/shower; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (31.7% below list).
• Recommended offer: $232k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.0% in Fort Denaud — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#635 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.
• Hendry (town): math 35% / reading 40% proficiency, ranked #65 of 73 in FL (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 942 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,320/mo this rent would consume 49% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,023 (31.7% 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 489 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.68% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.40%
• DSCR: 0.63
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $142,828
• Equity at exit: $306,209

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $454,216
• Equity at exit: $660,351

Cash invested: $95,172 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 942
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,320 medium
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$150
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-666

Break-even live

Break-even rent $3,163

Max offer price $243,530

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-549	+0% $-666	+5% $-783	+10% $-901
Rent	-10% $-849	-5% $-758	+0% $-666	+5% $-574	+10% $-483
Rate	-1.0pp $-495	-0.5pp $-580	base $-666	+0.5pp $-754	+1.0pp $-844

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 Quail Run Fort Denaud, FL	2.0	2.0	1748	$2,000	$1.14	25d	1	0.24mi
1024 Caloosa Breeze Dr Labelle, FL	4.0	2.0	1480	$2,100	$1.42	25d	1	1.43mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 21 events

1. 2026-06-18
   days on market $339,900 Active 489 DOM
2. 2026-06-17
   days on market $339,900 Active 488 DOM
3. 2026-06-16
   days on market $339,900 Active 487 DOM
4. 2026-06-15
   days on market $339,900 Active 486 DOM
5. 2026-06-13
   days on market $339,900 Active 483 DOM
6. 2026-06-10
   days on market $339,900 Active 481 DOM
7. 2026-06-09
   days on market $339,900 Active 480 DOM
8. 2026-06-08
   days on market $339,900 Active 479 DOM
9. 2026-06-07
   remarks 415-char remark
10. 2026-06-07
    pricedays on market $339,900 Active 478 DOM
11. 2026-06-03
    days on market $356,900 Active 474 DOM
12. 2026-06-02
    days on market $356,900 Active 473 DOM
13. 2026-06-01
    days on market $356,900 Active 472 DOM
14. 2026-05-31
    days on market $356,900 Active 471 DOM
15. 2025-10-02
    price $356,900
16. 2025-07-03
    price $352,900
17. 2025-07-03
    price $356,900
18. 2025-04-03
    price $348,900
19. 2025-03-19
    price $344,900
20. 2025-03-14
    price $339,900
21. 2025-02-14
    listed $349,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $27,843
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$1,800
• − Depreciation: −$9,888
• Taxable loss: −$14,138
• Est. tax savings @ 24.0%: +$3,393
• After-tax cash flow: $-4,599/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: Hendry
• NCES district ID: 1200780
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $37,043
• Composite: 31.16/100
• National rank: #6054
• State rank: #65 of 73 in FL

Livability — Fort Denaud

• Score: 65/100
• State rank: #635
• US rank: #12451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Denaud, FL
• County: Hendry County · 23,186 people
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

Population outlook (Hendry County) Hauer SSP2

• Today (2025): 38,866 people
• By 2030: 38,558 · -0.8%
• By 2040: 37,743 · -2.9%
• By 2050: 36,117 · -7.1%
• By 2075: 30,070 · -22.6%
• By 2100: 21,966 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

Political lean MEDSL · Hendry

• 2024 margin: Solid R (+38.3) · D 30.4% · R 68.7%
• 2008→2024 swing: -31.1pp toward R · 2008: -7.2pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+23.0 2016: R+14.2 2012: R+5.9 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, 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

+2.0% since first listed

7 events — show timeline

• 2025-10-02 Price Changed $356,900 FORTMLS
• 2025-07-03 Price Changed $352,900 FORTMLS
• 2025-07-03 Price Changed $356,900 FORTMLS
• 2025-04-03 Price Changed $348,900 FORTMLS
• 2025-03-19 Price Changed $344,900 FORTMLS
• 2025-03-14 Price Changed $339,900 FORTMLS
• 2025-02-14 Listed $349,900 FORTMLS

Property tax history

+36.3%/yr

Latest (2025): $405 · +11.6% YoY. Source: county tax records.