1320 Seminole Ave · Fort Denaud, FL 33935

$275,000

4 bd · 3.0 ba · 2,700 sqft · Manufactured public records · 294 Days on market

Built 1998 $102/sqft · 38% below area Est $446k · 38% under ↓ 7% since listing

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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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms. Home has high quality vinyl flooring with some bedrooms having carpeting. Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building. This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop. This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

Key facts

• Dining area
• Huge kitchen
• Central air

Tags

• GALVALUME ROOF
• CENTRAL AIR
• SPACIOUS LIVING ROOM
• HUGE KITCHEN
• DINING AREA
• LARGE MUD ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $228k (17.1% below list).
• Recommended offer: $228k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.0% in Fort Denaud — 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 65/100 on livability (#635 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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).
• At $2,280/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,017 (17.1% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
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: 0.83% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (median comp): $446,178
• List price: $275,000
• Delta: -38.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $161,175
• Equity at exit: $247,742

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $465,284
• Equity at exit: $534,265

Cash invested: $77,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $181

Break-even live

Break-even rent $2,051

Max offer price $275,000

Occupancy floor 87%

Sensitivity live

Price	-10% $337	-5% $259	+0% $181	+5% $103	+10% $26
Rent	-10% $1	-5% $91	+0% $181	+5% $271	+10% $361
Rate	-1.0pp $320	-0.5pp $251	base $181	+0.5pp $110	+1.0pp $37

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-16
   status $275,000 Pending 294 DOM
2. 2026-06-15
   days on market $275,000 Active 294 DOM
3. 2026-06-14
   days on market $275,000 Active 292 DOM
4. 2026-06-12
   days on market $275,000 Active 291 DOM
5. 2026-06-09
   days on market $275,000 Active 288 DOM
6. 2026-06-08
   days on market $275,000 Active 287 DOM
7. 2026-06-07
   days on market $275,000 Active 286 DOM
8. 2026-06-07
   days on market $275,000 Active 285 DOM
9. 2026-06-03
   days on market $275,000 Active 282 DOM
10. 2026-06-02
    days on market $275,000 Active 281 DOM
11. 2026-06-01
    days on market $275,000 Active 280 DOM
12. 2026-05-31
    days on market $275,000 Active 279 DOM
13. 2026-05-30
    days on market $275,000 Active 278 DOM
14. 2026-04-13
    status Active 642-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

15. 2026-04-13
    status Active 671-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

16. 2026-04-01
    status Pending 642-char remark

    Show marketing remark (642 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms. Home has high quality vinyl flooring with some bedrooms having carpeting. Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building. This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop. This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

17. 2026-03-30
    status Pending 671-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

18. 2026-02-18
    price $275,000 642-char remark

    Show marketing remark (642 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms. Home has high quality vinyl flooring with some bedrooms having carpeting. Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building. This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop. This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

19. 2026-02-17
    price $275,000 671-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

20. 2025-10-15
    price $285,000 642-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

21. 2025-10-15
    price $285,000 671-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

22. 2025-09-08
    price $290,000 642-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

23. 2025-09-08
    price $290,000 671-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

24. 2025-08-13
    listed $295,000 Active 642-char remark

    Show marketing remark (642 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms. Home has high quality vinyl flooring with some bedrooms having carpeting. Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building. This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop. This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

25. 2025-08-11
    listed $295,000 Active 671-char remark

    Show marketing remark (671 chars)

    BIG FAMILY COMPOUND! Room for everyone! This 2300+/- sq ft. , 4 bedroom 2 ½ bath manufactured home has a galvalume roof, central air, spacious living room, family room, huge kitchen & dining area and oversized bedrooms.   Home has high quality vinyl flooring with some bedrooms having carpeting.  Home has large mud room, front and rear open porches, a 2 vehicle carport and an attached shop building.  This is a 1-acre homesite with front and back parking, totally fenced, and has animal pens including chicken coop.  This mini ranch offers something for everyone in the family and is located in a quiet rural area in North LaBelle.

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,521/yr (+$127/mo · 199.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,362
• − Mortgage interest: −$15,404
• − Property taxes: −$761
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$8,000
• Taxable loss: −$2,556
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $2,788/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 — Fort Denaud

• Score: 65/100
• State rank: #635
• US rank: #12451

Category grades

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

Schools grade is shown separately in the Schools card above.

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

-6.8% since first listed

12 events — show timeline

• 2026-04-13 Relisted — MARMLS
• 2026-04-13 Relisted — FORTMLS
• 2026-04-01 Pending — MARMLS
• 2026-03-30 Pending — FORTMLS
• 2026-02-18 Price Changed $275,000 MARMLS
• 2026-02-17 Price Changed $275,000 FORTMLS
• 2025-10-15 Price Changed $285,000 MARMLS
• 2025-10-15 Price Changed $285,000 FORTMLS
• 2025-09-08 Price Changed $290,000 MARMLS
• 2025-09-08 Price Changed $290,000 FORTMLS
• 2025-08-13 Listed $295,000 MARMLS
• 2025-08-11 Listed $295,000 FORTMLS

Property tax history

+0.9%/yr

Latest (2025): $761 · +5.6% YoY. Source: county tax records.