3559 NW 4th St · Okeechobee, FL 34972

$245,000

4 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 72 Days on market

Built 1990 9,629 sqft lot Est $214k · 15% over

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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 +15.1/30.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0
• ARV discount +0.9/15.0

Listing remarks MLS

Under contract-accepting backup offers. This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

Key facts

• Screened patio
• Open floor plan
• Spacious backyard

Tags

• OPEN FLOOR PLAN
• SEPARATE LAUNDRY ROOM
• SCREENED PATIO
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $81 ($977/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 $212k (13.6% below list).
• Recommended offer: $212k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Market conditions: 643 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 $2k of loan paydown is wiped out by about $7k 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 72 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $60k; list at $245k implies a 308% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,779 (13.6% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $213,696
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3559 NW 4th St	0.00mi	3/2.0 (-1)	1,008 (0%)	1mo	$237,000	$235	94
3465 NW 4th St	0.06mi	4/2.0	1,008 (0%)	21mo	$210,000	$208	80
3283 NW 2nd St	0.21mi	3/1.0 (-1)	864 (-14%)	20mo	$245,000	$284	41
505 NW 28th Ave	0.47mi	3/1.0 (-1)	1,134 (+12%)	12mo	$240,000	$212	38
2656 NW 5th St	0.58mi	3/1.0 (-1)	1,113 (+10%)	22mo	$200,000	$180	28

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-34,547
• Equity at exit: $36,530

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-23,532
• Equity at exit: $21,183

Cash invested: $68,600 (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 34972

• Home prices YoY: -1.5%
• Active inventory: 643
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $81

Break-even live

Break-even rent $2,015

Max offer price $245,000

Occupancy floor 91%

Sensitivity live

Price	-10% $220	-5% $151	+0% $81	+5% $12	+10% $-57
Rent	-10% $-86	-5% $-2	+0% $81	+5% $165	+10% $249
Rate	-1.0pp $205	-0.5pp $144	base $81	+0.5pp $18	+1.0pp $-47

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-16
   status Pending 480-char remark

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

2. 2026-04-16
   historical Active Under Contract 440-char remark

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

3. 2026-04-16
   status Pending

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

4. 2026-02-03
   listed $245,000 Active 480-char remark

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

5. 2026-02-03
   listed $245,000 Active 440-char remark

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

6. 2026-02-03
   listed $245,000 Active

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

7. 2026-02-03
   listed $245,000 Active

   Show marketing remark (440 chars)

   This charming 3-bedroom, 2-bath offers an open floor plan, a separate laundry room adds everyday convenience, while the screened patio is perfect for relaxing and enjoying the outdoors year-round. The spacious backyard offers plenty of room to play, garden, or entertain. Whether you’re a first-time buyer or looking for a solid investment opportunity, this home is full of potential. Sizes are subject to error, buyer to verify data.

8. 2005-03-23
   soldstatus $60,000
9. 1990-09-01
   soldstatus $39,500

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/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 ≥107°F today · 24 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: $25,413
• − Mortgage interest: −$13,724
• − Property taxes: −$2,457
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$7,127
• Taxable loss: −$3,186
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $1,741/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

+520.3% since first listed

9 events — show timeline

• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Contingent — RAIRCMLS
• 2026-04-16 Pending — Beaches MLS
• 2026-02-03 Listed $245,000 SCMLS
• 2026-02-03 Listed $245,000 Beaches MLS
• 2026-02-03 Listed $245,000 RAIRCMLS
• 2026-02-03 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-23 Sold (Public Records) $60,000 Public Records
• 1990-09-01 Sold (Public Records) $39,500 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,457 · +1.8% YoY. Source: county tax records.