8101 SE 99th Trl · Taylor Creek, FL 34974

$189,000

4 bd · 3.0 ba · 1,584 sqft · Manufactured public records · 1 Days on market

Built 2003 5,314 sqft 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TAKE ST RD 441 TO SE 99th Trail to LAST TWO HOMES ON WATER SIDE. Public Rems:TWO WATERFRONT HOMES. DWMH 2005 UPGRADED HOMES OF MERIT. Knock down ceilings and walls. Lots of closet space. Over $100,000 in seawalls alone. Being sold mostly furnished. Enjoy the unobstructed views from your patio across the widest and deepest canal around the lake. Fish out your back door. Live in one home and have your family and friends enjoy the other. On the east side of Lake Okeechobee, close to Martin and Palm Beach County. 2 hours to Miami and Orlando. LivestockYN = N, Exterior Feat = Entry-Ground Level, Water Front: Lake Okeechobee, Boat Dock Available, Boat Slip Available, Canal Available,

Key facts

• 5,314 sq ft lot
• Parking
• Built 2003

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.5% vs local median 4.1% in Taylor Creek — 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 56/100 on livability (#874 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, 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: 402 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

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 $189,000

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. 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?
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: 1.05% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,918
• Equity at exit: $28,181

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $20,133
• Equity at exit: $16,341

Cash invested: $52,920 (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 34974

• Home prices YoY: -15.6%
• Active inventory: 402
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $341

Break-even live

Break-even rent $1,552

Max offer price $189,000

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-11
   status Pending
2. 2025-08-13
   soldstatus $300,000
3. 2022-03-10
   status Pending
4. 2022-02-02
   historical
5. 2017-03-07
   soldstatus $163,500
6. 2017-02-28
   soldstatus $163,500 686-char remark

   Show marketing remark (686 chars)

   TAKE ST RD 441 TO SE 99th Trail to LAST TWO HOMES ON WATER SIDE. Public Rems:TWO WATERFRONT HOMES. DWMH 2005 UPGRADED HOMES OF MERIT. Knock down ceilings and walls. Lots of closet space. Over $100,000 in seawalls alone. Being sold mostly furnished. Enjoy the unobstructed views from your patio across the widest and deepest canal around the lake. Fish out your back door. Live in one home and have your family and friends enjoy the other. On the east side of Lake Okeechobee, close to Martin and Palm Beach County. 2 hours to Miami and Orlando. LivestockYN = N, Exterior Feat = Entry-Ground Level, Water Front: Lake Okeechobee, Boat Dock Available, Boat Slip Available, Canal Available,

7. 2017-02-12
   historical
8. 2017-01-24
   listed $189,000
9. 2017-01-23
   historical
10. 2017-01-23
    historical
11. 2017-01-19
    listed $189,000 686-char remark

    Show marketing remark (686 chars)

    TAKE ST RD 441 TO SE 99th Trail to LAST TWO HOMES ON WATER SIDE. Public Rems:TWO WATERFRONT HOMES. DWMH 2005 UPGRADED HOMES OF MERIT. Knock down ceilings and walls. Lots of closet space. Over $100,000 in seawalls alone. Being sold mostly furnished. Enjoy the unobstructed views from your patio across the widest and deepest canal around the lake. Fish out your back door. Live in one home and have your family and friends enjoy the other. On the east side of Lake Okeechobee, close to Martin and Palm Beach County. 2 hours to Miami and Orlando. LivestockYN = N, Exterior Feat = Entry-Ground Level, Water Front: Lake Okeechobee, Boat Dock Available, Boat Slip Available, Canal Available,

12. 2016-12-04
    listed $189,000
13. 2016-09-29
    listed $189,000
14. 1988-11-01
    soldstatus $13,950

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $1,876 · $156/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,808
• − Mortgage interest: −$10,587
• − Property taxes: −$1,876
• − Insurance: −$945
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,498
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,831/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 — Taylor Creek

• Score: 56/100
• State rank: #874
• US rank: #23017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Okeechobee County · 23,975 people
• Metro: Okeechobee, FL
• Population (ZIP): 23,975
• Household income: $53,013
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 399.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -64.47%
• Current HPI: 348.6692
• Rent YoY: —
• Metro: Okeechobee, 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

+2050.5% since first listed

14 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2025-08-13 Sold (Public Records) $300,000 Public Records
• 2022-03-10 Pending — Beaches MLS
• 2022-02-02 Listing Removed — Beaches MLS
• 2017-03-07 Sold (Public Records) $163,500 Public Records
• 2017-02-28 Sold (MLS) $163,500 Stellar MLS as Distributed by MLS Grid
• 2017-02-12 Listing Removed — Beaches MLS
• 2017-01-24 Listed $189,000 Beaches MLS
• 2017-01-23 Listing Removed — Beaches MLS
• 2017-01-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-19 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-04 Listed $189,000 Beaches MLS
• 2016-09-29 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 1988-11-01 Sold (Public Records) $13,950 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,876 · +4.2% YoY. Source: county tax records.