708 Bowden Rd · Clewiston, FL 33440

$185,000

3 bd · 2.0 ba · 1,412 sqft · Manufactured public records · 149 Days on market

Built 1984 6,534 sqft lot Est $174k · 7% over

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• ARV discount +4.6/15.0
• 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 MLS

Beautiful home with electrical upgrades, Large porch with lani and big shed. Room for a boat with custom storage, perfect for winter residents and fishermen.

Key facts

• Screened in porch
• Galley kitchen
• Shed stays

Tags

• WALK IN CLOSET
• GALLEY KITCHEN
• BUILT IN CABINETS
• SCREENED IN PORCH
• PAVED AREA
• SHED STAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 149 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $185k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.11% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $173,676
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Bowden Rd	0.00mi	2/2.0 (-1)	1,412 (0%)	1mo	$190,000	$135	94
611 Sabal Ave	0.14mi	2/2.0 (-1)	1,344 (-5%)	8mo	$165,000	$123	74
1183 Hookers Point Rd	0.63mi	3/2.0	1,428 (+1%)	5mo	$62,000	$43	65
857 Redish Cir	0.73mi	3/2.0	1,512 (+7%)	10mo	$122,500	$81	46
870 Gratton Rd	0.72mi	3/2.0	1,512 (+7%)	13mo	$250,000	$165	44
832 Redish Cir	0.67mi	3/2.0	1,620 (+15%)	10mo	$185,000	$114	36
506 Redish Cir	0.75mi	4/2.0 (+1)	1,568 (+11%)	20mo	$208,000	$133	25

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,012
• Equity at exit: $27,584

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $36,312
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $455

Break-even live

Break-even rent $1,477

Max offer price $185,000

Occupancy floor 73%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-18
   status Pending
2. 2026-04-06
   price $185,000
3. 2026-03-25
   price $199,000
4. 2026-01-23
   price $200,000
5. 2025-11-20
   listed $230,000 Active
6. 2014-06-17
   soldstatus $51,000
7. 2014-06-13
   price $67,500 157-char remark

   Show marketing remark (157 chars)

   Beautiful home with electrical upgrades, Large porch with lani and big shed. Room for a boat with custom storage, perfect for winter residents and fishermen.

8. 2014-06-13
   soldstatus $51,000 157-char remark

   Show marketing remark (157 chars)

   Beautiful home with electrical upgrades, Large porch with lani and big shed. Room for a boat with custom storage, perfect for winter residents and fishermen.

9. 2014-01-27
   listed $51,000 157-char remark

   Show marketing remark (157 chars)

   Beautiful home with electrical upgrades, Large porch with lani and big shed. Room for a boat with custom storage, perfect for winter residents and fishermen.

10. 2013-09-17
    price $27,600 315-char remark

    Show marketing remark (315 chars)

    HUD PROPERTY SOLD AS IS FOR AVAILABILITY & BIDDING GO TO WEBSITE (WWW. NHMSI. COM). COMMISION UP TO 5% TO SHOW ON HUD MASTER KEY. INFO FROM SOURCES DEEMED RELIABLE BUT NOT GAURENTEED. BUYER TO VERIFY ALL INFO. FOR BROKER ASSISTANCE CAll 866-382-4447. EVIDENCE OF MOLD, NO REMEDIATION DONE , MANUFACTURED HOME.

11. 2006-07-12
    soldstatus $33,100 315-char remark

    Show marketing remark (315 chars)

    HUD PROPERTY SOLD AS IS FOR AVAILABILITY & BIDDING GO TO WEBSITE (WWW. NHMSI. COM). COMMISION UP TO 5% TO SHOW ON HUD MASTER KEY. INFO FROM SOURCES DEEMED RELIABLE BUT NOT GAURENTEED. BUYER TO VERIFY ALL INFO. FOR BROKER ASSISTANCE CAll 866-382-4447. EVIDENCE OF MOLD, NO REMEDIATION DONE , MANUFACTURED HOME.

12. 2003-04-08
    soldstatus $64,300
13. 1989-01-01
    soldstatus $49,700
14. 1983-08-01
    soldstatus $10,800

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$100/yr (+$8/mo · 7.0%)

ⓘ 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 (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,641
• − Mortgage interest: −$10,363
• − Property taxes: −$1,435
• − Insurance: −$925
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$5,382
• Taxable income: $2,594
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,842/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

• Census place: Clewiston, 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

+1613.0% since first listed

14 events — show timeline

• 2026-04-18 Pending — FORTMLS
• 2026-04-06 Price Changed $185,000 FORTMLS
• 2026-03-25 Price Changed $199,000 FORTMLS
• 2026-01-23 Price Changed $200,000 FORTMLS
• 2025-11-20 Listed $230,000 FORTMLS
• 2014-06-17 Sold (Public Records) $51,000 Public Records
• 2014-06-13 Sold (MLS) $51,000 FORTMLS
• 2014-06-13 Price Changed $67,500 FORTMLS
• 2014-01-27 Listed $51,000 FORTMLS
• 2013-09-17 Price Changed $27,600 FORTMLS
• 2006-07-12 Sold (MLS) $33,100 FORTMLS
• 2003-04-08 Sold (Public Records) $64,300 Public Records
• 1989-01-01 Sold (Public Records) $49,700 Public Records
• 1983-08-01 Sold (Public Records) $10,800 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,435 · +8.3% YoY. Source: county tax records.