1295 Hookers Point Rd · Clewiston, FL 33440

$215,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 303 Days on market

Built 1945 0.36 ac lot Est $288k · 25% under ↓ 10% since listing

---

Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

GREAT OPPORTUNITY!!!! This property is a true diamond in the rough, ideal for those with vision and a desire to create a unique home in their own style. Although it requires some improvements, it offers a solid foundation and a functional layout that you can transform into the perfect space for your family or as an investment. With a little creativity and renovation, this house can become a jewel that stands out in the area.

Key facts

• 0.36 acre lot
• Built 1945
• Listed 303 days

Property features AI

Finance

• Other: Lot approximately 0.36 acres (105 x 150), paved road access; Zoning: RG3M; Property subtype: Single Family Residence; Living area reported as 1,440 (owner provided)
• Financial info: Lease restrictions: none
• HOA & community: No HOA/association

Exterior

• Parking: Parking details not specified
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Natural gas available; Phone available; Water connected
• Home design: Single-family residence; One story; Faces east; Residential property
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built area approximately 1,440 (owner provided)
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No notable interior features listed
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (7.9% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.0% in Clewiston — 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 70/100 on livability (#436 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, employment D, amenities 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: 404 active listings in the ZIP; 557 units permitted in Hendry County in 2024 (45 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 $6k of value loss. Plan a longer hold.
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $288,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Gratton Rd	0.25mi	3/2.0	1,400 (-3%)	3mo	$280,000	$200	82

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-18,872
• Equity at exit: $32,057

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,914
• Equity at exit: $18,589

Cash invested: $60,200 (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 33440

• Home prices YoY: -2.1%
• Active inventory: 404
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $252

Break-even live

Break-even rent $1,662

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $374	-5% $313	+0% $252	+5% $191	+10% $130
Rent	-10% $95	-5% $174	+0% $252	+5% $330	+10% $408
Rate	-1.0pp $360	-0.5pp $307	base $252	+0.5pp $196	+1.0pp $140

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $215,000 Active 303 DOM
2. 2026-06-17
   days on market $215,000 Active 302 DOM
3. 2026-06-16
   days on market $215,000 Active 301 DOM
4. 2026-06-15
   days on market $215,000 Active 300 DOM
5. 2026-06-13
   days on market $215,000 Active 298 DOM
6. 2026-06-13
   days on market $215,000 Active 297 DOM
7. 2026-06-10
   days on market $215,000 Active 295 DOM
8. 2026-06-09
   days on market $215,000 Active 294 DOM
9. 2026-06-08
   days on market $215,000 Active 293 DOM
10. 2026-06-07
    days on market $215,000 Active 292 DOM
11. 2026-06-03
    days on market $215,000 Active 288 DOM
12. 2026-06-02
    days on market $215,000 Active 287 DOM
13. 2026-06-01
    days on market $215,000 Active 286 DOM
14. 2026-05-31
    days on market $215,000 Active 285 DOM
15. 2025-09-17
    price $215,000
16. 2025-08-19
    listed $240,000 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: $1,147 · $96/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$638/yr (+$53/mo · 55.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,765
• − Mortgage interest: −$12,043
• − Property taxes: −$1,147
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$6,255
• Taxable loss: −$557
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $3,156/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 — Clewiston

• Score: 70/100
• State rank: #436
• US rank: #7801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,119

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 26% White 23% Black 18% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 5% Cuban 18%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -9.08%
• Current HPI: 414.9243
• 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

-10.4% since first listed

2 events — show timeline

• 2025-09-17 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $240,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $1,147 · +2.9% YoY. Source: county tax records.