1132 Mississippi Ave · Harlem, FL 33440

$135,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 35 Days on market

Built 1974 8,276 sqft lot Est $214k · 37% 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 +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Cash only opportunity at 1132 Mississippi Ave, Clewiston, FL. Situated on a spacious corner lot, this property offers great potential for investors or buyers looking to customize and add their own personal touches. The home features generous living areas, a functional layout, spacious kitchen, and an enclosed additional space ideal for storage, workshop use, or flexible living space. Conveniently located near schools, shopping, dining, and with easy access to LaBelle, Moore Haven, Immokalee, Fort Myers, and Miami. Great opportunity to own property in growing Southwest Florida.

Key facts

• Spacious kitchen
• Corner lot
• 8,276 sq ft lot

Tags

• CORNER LOT
• SPACIOUS KITCHEN
• ENCLOSED ADDITIONAL SPACE

Property features AI

Finance

• Other: Lot is rectangular, approximately 0.19 acres (dimensions 77 x 110 x 77 x 110); exposure to the west
• Financial info: Pets allowed
• HOA & community: No HOA fees

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Entry level: 0; Faces east
• Construction: Block, concrete and stucco construction; Shingle roof; Built as resale property
• Exterior features: Storage; No other exterior features listed

Interior

• Kitchen: Freezer; Refrigerator
• Bedrooms: No bedroom details provided
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Tile flooring; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#822 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime 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: 404 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.85% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.68%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Texas Ave	0.39mi	3/2.0	1,324 (-5%)	2mo	$165,000	$125	71
1031 Virginia Ave	0.25mi	3/1.0	1,250 (-11%)	15mo	$221,400	$177	54
1017 Alabama Ave	0.31mi	4/2.0 (+1)	1,540 (+10%)	18mo	$235,000	$153	49

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: 26.6%
• Equity multiple: 2.10×
• Total profit: $41,739
• Equity at exit: $20,129

10-year hold

• IRR: 34.2%
• Equity multiple: 4.13×
• Total profit: $118,440
• Equity at exit: $11,672

Cash invested: $37,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $998

Break-even live

Break-even rent $1,237

Max offer price $135,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,074	-5% $1,036	+0% $998	+5% $960	+10% $921
Rent	-10% $800	-5% $899	+0% $998	+5% $1,097	+10% $1,195
Rate	-1.0pp $1,066	-0.5pp $1,032	base $998	+0.5pp $963	+1.0pp $927

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 W Sugarland Cir Clewiston, FL	3.0	2.0	1616	$2,500	$1.55	2d	1	1.23mi
328 W Sugarland Cir Clewiston, FL	3.0	2.0	1616	$2,500	$1.55	17d	1	1.23mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $135,000 Pending 35 DOM
2. 2026-06-10
   days on market $135,000 Active 33 DOM
3. 2026-06-09
   days on market $135,000 Active 32 DOM
4. 2026-06-08
   days on market $135,000 Active 31 DOM
5. 2026-06-07
   days on market $135,000 Active 30 DOM
6. 2026-06-03
   days on market $135,000 Active 26 DOM
7. 2026-06-02
   days on market $135,000 Active 25 DOM
8. 2026-06-01
   days on market $135,000 Active 24 DOM
9. 2026-05-31
   days on market $135,000 Active 23 DOM
10. 2026-04-22
    listed $135,000 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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$7,562
• − Property taxes: −$2,556
• − Insurance: −$675
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,927
• Taxable income: $10,480
• Est. tax owed @ 24.0%: −$2,515
• After-tax cash flow: $9,458/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 — Harlem

• Score: 59/100
• State rank: #822
• US rank: #20089

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: Harlem, FL
• 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

1 event — show timeline

• 2026-04-22 Listed $135,000 FORTMLS

Property tax history

+7.6%/yr

Latest (2025): $2,556 · +5.6% YoY. Source: county tax records.