482 Palmetto Ave · Palmdale, FL 33935

$185,000

2 bd · 2.0 ba · 1,507 sqft · Manufactured public records · 32 Days on market

Built 1993 0.93 ac lot

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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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming country retreat situated on almost 1 acre in a quiet and desirable area! This 2-bedroom, 2-bathroom home features a spacious fully enclosed Florida room, perfect for additional living or entertaining space, along with two screened-in porches to enjoy the peaceful outdoor setting year-round. The property is fully fenced and includes a separate fenced horse paddock with a 1-stall horse setup, making it ideal for equestrian enthusiasts or those looking for extra space and privacy. Positioned on a corner lot with plenty of room for animals, toys, or gardening, this property offers the perfect blend of country living and convenience.

Key facts

• 1-stall horse setup
• Fully fenced
• Florida room

Tags

• FLORIDA ROOM
• SCREENED-IN PORCHES
• FULLY FENCED
• SEPARATE FENCED HORSE PADDOCK
• 1-STALL HORSE SETUP
• CORNER LOT

Property features AI

Exterior

• Parking: Parking for 2 vehicles; No carport
• Utilities: Well water; Private sewer; Water available
• Home design: Mobile home (single wide); One-story; North-facing; Resale condition
• Construction: Vinyl siding; Metal roof; Single wide construction
• Exterior features: Corner lot; Outbuilding

Interior

• Kitchen: Microwave; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Microwave; Electric range; Refrigerator
• Laundry & utility: Laundry available inside the home; Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $177k (4.4% below list).
• Recommended offer: $177k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 37% 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 $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $185k implies a 330% 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 $176,945 (4.4% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.7

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: 29.5%
• Equity multiple: 3.32×
• Total profit: $120,432
• Equity at exit: $166,663

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $338,927
• Equity at exit: $359,414

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 33935

• Home prices YoY: 16.3%
• Active inventory: 942
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $310

Break-even live

Break-even rent $1,377

Max offer price $185,000

Occupancy floor 77%

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 30 events

1. 2026-06-19
   days on market $185,000 Active 32 DOM
2. 2026-06-18
   days on market $185,000 Active 31 DOM
3. 2026-06-17
   days on market $185,000 Active 30 DOM
4. 2026-06-16
   days on market $185,000 Active 29 DOM
5. 2026-06-15
   days on market $185,000 Active 28 DOM
6. 2026-06-14
   days on market $185,000 Active 26 DOM
7. 2026-06-12
   days on market $185,000 Active 25 DOM
8. 2026-06-09
   days on market $185,000 Active 22 DOM
9. 2026-06-08
   days on market $185,000 Active 21 DOM
10. 2026-06-07
    days on market $185,000 Active 20 DOM
11. 2026-06-07
    days on market $185,000 Active 19 DOM
12. 2026-06-03
    days on market $185,000 Active 16 DOM
13. 2026-06-02
    days on market $185,000 Active 15 DOM
14. 2026-06-01
    days on market $185,000 Active 14 DOM
15. 2026-05-31
    days on market $185,000 Active 13 DOM
16. 2026-05-30
    days on market $185,000 Active 12 DOM
17. 2026-05-18
    listed $185,000 Active
18. 2026-01-23
    historical
19. 2025-09-04
    listed $185,000 Active
20. 2025-07-27
    historical
21. 2025-06-12
    status Active
22. 2025-06-03
    status Pending
23. 2025-05-16
    price $180,000
24. 2025-01-27
    listed $196,000 Active
25. 2024-12-19
    historical
26. 2024-08-19
    price $200,000
27. 2024-07-22
    price $220,000
28. 2024-05-29
    listed $250,000 Active
29. 2007-03-12
    soldstatus $43,000
30. 1991-01-01
    soldstatus $16,367

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$1,052/yr (+$88/mo · 217.7%)

ⓘ 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 8/10 Severe 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: $21,233
• − Mortgage interest: −$10,363
• − Property taxes: −$483
• − Insurance: −$925
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,382
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,560/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 — Palmdale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+1030.3% since first listed

14 events — show timeline

• 2026-05-18 Listed $185,000 Beaches MLS
• 2026-01-23 Listing Removed — Beaches MLS
• 2025-09-04 Listed $185,000 Beaches MLS
• 2025-07-27 Listing Removed — Beaches MLS
• 2025-06-12 Relisted — Beaches MLS
• 2025-06-03 Pending — Beaches MLS
• 2025-05-16 Price Changed $180,000 Beaches MLS
• 2025-01-27 Listed $196,000 Beaches MLS
• 2024-12-19 Listing Removed — MARMLS
• 2024-08-19 Price Changed $200,000 MARMLS
• 2024-07-22 Price Changed $220,000 MARMLS
• 2024-05-29 Listed $250,000 MARMLS
• 2007-03-12 Sold (Public Records) $43,000 Public Records
• 1991-01-01 Sold (Public Records) $16,367 Public Records

Property tax history

+0.0%/yr

Latest (2025): $483 · +2.6% YoY. Source: county tax records.