6725 NE 8th Ln · Taylor Creek, FL 34974

$159,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 25 Days on market

Built 2000 0.46 ac lot Est $181k · 12% under

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Why this score? — see what drove the B- 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 +27.2/30.0
• ARV discount +12.8/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• 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

INVESTOR ALERT & BUYER DREAM! 0.46-ACRE DOUBLE LOT WITH NEW ROOF & FHA POTENTIAL! Priced sharp for an immediate contract at $159,900, the seller is sweetening the deal by offering a $3,000 CLOSING COST CREDIT to the buyer! Take advantage of this rare, sprawling property comprising two combined parcels in the quiet Four Seasons Estates subdivision. Why rent when you can own for less? Thanks to this $3,000 credit, a buyer can secure a massive double lot and a move-in-ready home for less than $10,000 out of pocket, with a monthly payment that is significantly cheaper than renting a typical 3-bedroom apartment in South Florida. This spacious 3-bedroom, 2-bathroom manufactured home o

Key facts

• Double lot
• Combined parcels
• Sprawling property

Tags

• DOUBLE LOT
• NEW ROOF
• SPRAWLING PROPERTY
• COMBINED PARCELS
• ZONED RM

Property features AI

Exterior

• Parking: 4 parking spaces total; Attached carport (1 covered carport space); Driveway; Gravel parking; RV access/parking; Boat access/parking
• Utilities: Well water; Septic tank; Cable available; Natural gas available; Sewer available; Water available
• Home design: Manufactured home; One story; Resale condition; Faces southwest
• Construction: Vinyl siding and other construction materials; Permanent foundation; Other roof
• Exterior features: Screened porch; Porch; Full fencing; Other fencing; No waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Freezer
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Linoleum; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating (type: other); Cooling (type: other)
• Interior features: Closet cabinetry; Accessible common area
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: amenities F, commute F, employment 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: Everglades Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 760 students, 76% FRL); Osceola Middle School (math 53% / reading 36%, grade D, #320 of 571 statewide, top 57%, 753 students, 67% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 402 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% 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. 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: 1.15% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 NE 7th St	0.29mi	3/2.5	1,620 (+7%)	15mo	$195,000	$120	60

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,158
• Equity at exit: $23,842

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $40,061
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $457

Break-even live

Break-even rent $1,253

Max offer price $159,900

Occupancy floor 70%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $159,900 Active 25 DOM
2. 2026-06-18
   days on market $159,900 Active 24 DOM
3. 2026-06-17
   days on market $159,900 Active 23 DOM
4. 2026-06-16
   days on market $159,900 Active 22 DOM
5. 2026-06-15
   days on market $159,900 Active 21 DOM
6. 2026-06-14
   days on market $159,900 Active 19 DOM
7. 2026-06-10
   days on market $159,900 Active 16 DOM
8. 2026-06-09
   days on market $159,900 Active 15 DOM
9. 2026-06-08
   days on market $159,900 Active 14 DOM
10. 2026-06-07
    days on market $159,900 Active 13 DOM
11. 2026-06-05
    days on market $159,900 Active 10 DOM
12. 2026-06-03
    days on market $159,900 Active 9 DOM
13. 2026-06-02
    days on market $159,900 Active 8 DOM
14. 2026-06-01
    days on market $159,900 Active 7 DOM
15. 2026-05-31
    days on market $159,900 Active 6 DOM
16. 2026-05-30
    days on market $159,900 Active 5 DOM
17. 2026-05-25
    listed $159,900 Active
18. 2025-03-09
    historical
19. 2025-02-12
    listed $144,500 Active

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$315/yr (+$26/mo · 31.1%)

ⓘ 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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,974
• − Mortgage interest: −$8,957
• − Property taxes: −$1,013
• − Insurance: −$800
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$4,652
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $4,756/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

+10.7% since first listed

3 events — show timeline

• 2026-05-25 Listed $159,900 Beaches MLS
• 2025-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-12 Listed $144,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,013 · +4.4% YoY. Source: county tax records.