7718 NW 82nd Ct · Okeechobee, FL 34972

$215,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 21 Days on market

Built 2000 0.72 ac lot Est $240k · 10% under

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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 +22.3/30.0
• ARV discount +12.2/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks MLS

Peaceful country living in this adorable 3 bedroom, 2 bath home with vaulted ceilings, split floor plan and loads of light. JUST INSTALLED ( 1/2014) NEW ROOF, NEW A/C, NEW HARDWOOD FLOORING. Large master with en suite bath, large laundry room, large front porch and big back yard! Property is a double lot and close to an acre with a variety of mature trees. Come have a look! Seller will install refrigerator.

Key facts

• 0.72 acre lot
• 2 parking spots
• Built 2000

Tags

• 10 MINUTE DRIVE TO SCHOOLS
• 10 MINUTE DRIVE TO SHOPPING
• 10 MINUTE DRIVE TO RESTAURANTS

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Unpaved parking; 2 parking spaces
• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Single family residence; One-story; Faces north; Resale property; Rural road frontage
• Construction: Pre-fab construction; Shingle roof; Concrete perimeter foundation; Built area approximately 1,224 (public records)
• Exterior features: Many trees on the lot; Paved road frontage; Not waterfront

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout
• Laundry & utility: Dedicated laundry room

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 $356 ($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 $208k (3.3% below list).
• Recommended offer: $208k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.3% in Okeechobee — 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 77/100 on livability (#210 in FL, #3,234 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Okeechobee (town): math 44% / reading 42% proficiency, ranked #58 of 73 in FL (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Seminole Elementary School (math 57% / reading 54%, grade C, #855 of 2,144 statewide, top 41%, 502 students, 75% FRL); Yearling Middle School (math 45% / reading 32%, grade F, #384 of 571 statewide, top 68%, 668 students, 70% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 644 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 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.
• Okeechobee County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $72k; list at $215k implies a 201% gain — meaningful room to come down on a strong offer.

Recommended offer $207,862 (3.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $240,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8132 NW 80th Ave	0.14mi	3/1.0	1,248 (+4%)	21mo	$250,000	$200	65
7619 NW 87th Ct	0.34mi	3/2.0	1,200 (0%)	24mo	$240,000	$200	64
7634 NW 82nd Ct	0.05mi	3/2.0	1,372 (+14%)	14mo	$264,400	$193	62

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-12,262
• Equity at exit: $32,057

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $18,140
• 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 34972

• Home prices YoY: -1.5%
• Active inventory: 644
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $356

Break-even live

Break-even rent $1,628

Max offer price $215,000

Occupancy floor 78%

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 14 events

1. 2026-05-04
   status Pending
2. 2026-04-12
   listed $215,000 Active
3. 2014-09-04
   soldstatus $71,500
4. 2014-08-29
   soldstatus $71,500 410-char remark

   Show marketing remark (410 chars)

   Peaceful country living in this adorable 3 bedroom, 2 bath home with vaulted ceilings, split floor plan and loads of light. JUST INSTALLED ( 1/2014) NEW ROOF, NEW A/C, NEW HARDWOOD FLOORING. Large master with en suite bath, large laundry room, large front porch and big back yard! Property is a double lot and close to an acre with a variety of mature trees. Come have a look! Seller will install refrigerator.

5. 2014-01-23
   listed $74,500 410-char remark

   Show marketing remark (410 chars)

   Peaceful country living in this adorable 3 bedroom, 2 bath home with vaulted ceilings, split floor plan and loads of light. JUST INSTALLED ( 1/2014) NEW ROOF, NEW A/C, NEW HARDWOOD FLOORING. Large master with en suite bath, large laundry room, large front porch and big back yard! Property is a double lot and close to an acre with a variety of mature trees. Come have a look! Seller will install refrigerator.

6. 2013-12-29
   historical
7. 2013-03-08
   listed $62,000
8. 2008-03-31
   soldstatus $98,000
9. 2008-01-15
   listed $100,900
10. 2007-08-07
    historical
11. 2007-02-13
    listed $179,900
12. 2006-07-20
    soldstatus $175,000
13. 2006-07-14
    soldstatus $175,000
14. 2006-05-13
    listed $177,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$955/yr (+$80/mo · 115.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,943
• − Mortgage interest: −$12,043
• − Property taxes: −$830
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$6,255
• Taxable income: $750
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,091/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: Okeechobee
• NCES district ID: 1201410
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $36,710
• Composite: 35.73/100
• National rank: #4855
• State rank: #58 of 73 in FL

Livability — Okeechobee

• Score: 77/100
• State rank: #210
• US rank: #3234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,975
• Population (ZIP): 19,185

Population outlook (Okeechobee County) Hauer SSP2

• Today (2025): 37,273 people
• By 2030: 35,885 · -3.7%
• By 2040: 32,931 · -11.6%
• By 2050: 29,433 · -21.0%
• By 2075: 19,607 · -47.4%
• By 2100: 11,814 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 30% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 0%

Political lean MEDSL · Okeechobee

• 2024 margin: Solid R (+53.8) · D 22.9% · R 76.7%
• 2008→2024 swing: -34.6pp toward R · 2008: -19.2pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+44.4 2016: R+39.5 2012: R+20.0 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.94%
• Current HPI: 389.1156
• 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

+21.5% since first listed

14 events — show timeline

• 2026-05-04 Pending — Beaches MLS
• 2026-04-12 Listed $215,000 Beaches MLS
• 2014-09-04 Sold (Public Records) $71,500 Public Records
• 2014-08-29 Sold (MLS) $71,500 Stellar MLS as Distributed by MLS Grid
• 2014-01-23 Listed $74,500 Stellar MLS as Distributed by MLS Grid
• 2013-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-03-08 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-31 Sold (MLS) $98,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-15 Listed $100,900 Stellar MLS as Distributed by MLS Grid
• 2007-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-02-13 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-20 Sold (Public Records) $175,000 Public Records
• 2006-07-14 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-13 Listed $177,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2020): $830 · +3.7% YoY. Source: county tax records.