1627 Sunset Trl · Fort Denaud, FL 33935

$295,000

3 bd · 3.0 ba · 1,728 sqft · Manufactured public records · 134 Days on market

Built 1999 $171/sqft · 55% below area ↓ 16% since listing

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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 +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Well-maintained manufactured home on 1 acre featuring 3 bedrooms and 3 full bathrooms. Interior highlights include new carpet in the living room and bedrooms, split bedroom layout, and ample natural light. Exterior features include an oversized front deck, handicapped ramp, whole-house generator, fenced yard, and pond. Property offers three storage buildings for additional storage or workspace. Quiet setting with room to enjoy the outdoors.

Key facts

• Oversized front deck
• Fenced yard
• Quiet setting

Tags

• OVERSIZED FRONT DECK
• WHOLE-HOUSE GENERATOR
• FENCED YARD
• STORAGE BUILDINGS
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (31.9% below list).
• Recommended offer: $201k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.0% in Fort Denaud — 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 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.
• 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: 942 active listings in the ZIP; 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,954 (31.9% 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 134 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

• ARV (median comp): $650,198
• List price: $295,000
• Delta: -54.63%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Eden Dr	0.58mi	3/2.0	1,980 (+15%)	11mo	$270,000	$136	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 2.84×
• Total profit: $151,900
• Equity at exit: $265,759

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $453,758
• Equity at exit: $573,120

Cash invested: $82,600 (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: $2,010 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-135

Break-even live

Break-even rent $2,180

Max offer price $271,143

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $295,000 Active 134 DOM
2. 2026-06-18
   days on market $295,000 Active 133 DOM
3. 2026-06-17
   days on market $295,000 Active 132 DOM
4. 2026-06-16
   days on market $295,000 Active 131 DOM
5. 2026-06-15
   days on market $295,000 Active 130 DOM
6. 2026-06-14
   days on market $295,000 Active 128 DOM
7. 2026-06-12
   days on market $295,000 Active 127 DOM
8. 2026-06-09
   days on market $295,000 Active 124 DOM
9. 2026-06-08
   days on market $295,000 Active 123 DOM
10. 2026-06-07
    days on market $295,000 Active 122 DOM
11. 2026-06-07
    days on market $295,000 Active 121 DOM
12. 2026-06-03
    days on market $295,000 Active 118 DOM
13. 2026-06-02
    days on market $295,000 Active 117 DOM
14. 2026-06-01
    days on market $295,000 Active 116 DOM
15. 2026-05-31
    days on market $295,000 Active 115 DOM
16. 2026-05-30
    days on market $295,000 Active 114 DOM
17. 2026-02-23
    historical
18. 2026-02-06
    price $295,000 444-char remark

    Show marketing remark (444 chars)

    Well-maintained manufactured home on 1 acre featuring 3 bedrooms and 3 full bathrooms. Interior highlights include new carpet in the living room and bedrooms, split bedroom layout, and ample natural light. Exterior features include an oversized front deck, handicapped ramp, whole-house generator, fenced yard, and pond. Property offers three storage buildings for additional storage or workspace. Quiet setting with room to enjoy the outdoors.

19. 2026-02-05
    listed $350,000 Active 444-char remark

    Show marketing remark (444 chars)

    Well-maintained manufactured home on 1 acre featuring 3 bedrooms and 3 full bathrooms. Interior highlights include new carpet in the living room and bedrooms, split bedroom layout, and ample natural light. Exterior features include an oversized front deck, handicapped ramp, whole-house generator, fenced yard, and pond. Property offers three storage buildings for additional storage or workspace. Quiet setting with room to enjoy the outdoors.

20. 2026-02-04
    price $295,000
21. 2026-01-09
    listed $350,000 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: $632 · $53/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$1,817/yr (+$151/mo · 287.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,114
• − Mortgage interest: −$16,525
• − Property taxes: −$632
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$8,582
• Taxable loss: −$6,957
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $49/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 — 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

• 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 (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: 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 · 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: ▲ 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

-15.7% since first listed

5 events — show timeline

• 2026-02-23 Listing Removed — FORTMLS
• 2026-02-06 Price Changed $295,000 MARMLS
• 2026-02-05 Listed $350,000 MARMLS
• 2026-02-04 Price Changed $295,000 FORTMLS
• 2026-01-09 Listed $350,000 FORTMLS

Property tax history

+1.0%/yr

Latest (2025): $632 · +6.0% YoY. Source: county tax records.