1339 Old Lakeport Rd Unit 30B · Moore Haven, FL 33471

$85,900

1 bd · 1.0 ba · 361 sqft · Condo public records · 190 Days on market

Built 1988 $238/sqft · 154% above area Est $65k · 32% over $110/mo HOA · 13% of rent

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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 +15.5/30.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Appreciation +4.7/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover the perfect weekend getaway or retreat, (possible Air B & B) in the fishing village of Lakeport, offering easy access to Lake Okeechobee and some of the best bass fishing in Florida. This fully updated unit shines from floor to ceiling, featuring a new kitchen with newer appliances, an updated bath, fresh flooring, and modern fixtures throughout. Sold turnkey, it’s ready for you to enjoy—just bring your clothes, your boat, and a fishing pole. The community offers fantastic amenities, including a pool, clubhouse, boat ramp, and dock, making this the ideal spot for relaxation and recreation and yes, in this community you own your lot.

Key facts

• Fresh flooring
• New kitchen
• Updated bath

Tags

• EASY ACCESS TO LAKE OKEECHOBEE
• NEW KITCHEN
• UPDATED BATH
• FRESH FLOORING
• MODERN FIXTURES
• SOLD TURNKEY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $35 ($416/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 $84k (2.4% below list).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.8% in Moore Haven — 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 70/100 on livability (#427 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: 99 active listings in the ZIP; 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $146 of equity ($594 loan paydown + $-448 appreciation (-0.5% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $86k implies a 244% 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 $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (median comp): $65,195
• List price: $85,900
• Delta: 31.76%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-2,354
• Equity at exit: $22,726

10-year hold

• IRR: 4.1%
• Equity multiple: 1.41×
• Total profit: $9,902
• Equity at exit: $25,606

Cash invested: $24,052 (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 33471

• Home prices YoY: -0.1%
• Active inventory: 99
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$450
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$36
• HOA: −$110
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $35

Break-even live

Break-even rent $794

Max offer price $85,900

Occupancy floor 91%

Sensitivity live

Price	-10% $83	-5% $59	+0% $35	+5% $10	+10% $-14
Rent	-10% $-32	-5% $2	+0% $35	+5% $68	+10% $101
Rate	-1.0pp $78	-0.5pp $57	base $35	+0.5pp $12	+1.0pp $-10

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $85,900 Active 190 DOM
2. 2026-06-18
   days on market $85,900 Active 189 DOM
3. 2026-06-17
   days on market $85,900 Active 188 DOM
4. 2026-06-16
   days on market $85,900 Active 187 DOM
5. 2026-06-15
   days on market $85,900 Active 186 DOM
6. 2026-06-14
   days on market $85,900 Active 184 DOM
7. 2026-06-12
   days on market $85,900 Active 183 DOM
8. 2026-06-09
   days on market $85,900 Active 180 DOM
9. 2026-06-08
   days on market $85,900 Active 179 DOM
10. 2026-06-07
    days on market $85,900 Active 178 DOM
11. 2026-06-07
    days on market $85,900 Active 177 DOM
12. 2026-06-03
    days on market $85,900 Active 174 DOM
13. 2026-06-02
    days on market $85,900 Active 173 DOM
14. 2026-06-01
    days on market $85,900 Active 172 DOM
15. 2026-05-31
    days on market $85,900 Active 171 DOM
16. 2026-05-30
    days on market $85,900 Active 170 DOM
17. 2026-02-18
    price $85,900 665-char remark

    Show marketing remark (665 chars)

    Discover the perfect weekend getaway or retreat, (possible Air B & B) in the fishing village of Lakeport, offering easy access to Lake Okeechobee and some of the best bass fishing in Florida. This fully updated unit shines from floor to ceiling, featuring a new kitchen with newer appliances, an updated bath, fresh flooring, and modern fixtures throughout. Sold turnkey, it’s ready for you to enjoy—just bring your clothes, your boat, and a fishing pole. The community offers fantastic amenities, including a pool, clubhouse, boat ramp, and dock, making this the ideal spot for relaxation and recreation and yes, in this community you own your lot.

18. 2025-12-11
    listed $89,900 Active 665-char remark

    Show marketing remark (665 chars)

    Discover the perfect weekend getaway or retreat, (possible Air B & B) in the fishing village of Lakeport, offering easy access to Lake Okeechobee and some of the best bass fishing in Florida. This fully updated unit shines from floor to ceiling, featuring a new kitchen with newer appliances, an updated bath, fresh flooring, and modern fixtures throughout. Sold turnkey, it’s ready for you to enjoy—just bring your clothes, your boat, and a fishing pole. The community offers fantastic amenities, including a pool, clubhouse, boat ramp, and dock, making this the ideal spot for relaxation and recreation and yes, in this community you own your lot.

19. 2023-04-12
    soldstatus $25,000
20. 2007-05-10
    soldstatus $62,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: +$338/yr (+$28/mo · 90.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $10,059
• − Mortgage interest: −$4,812
• − Property taxes: −$375
• − Insurance: −$430
• − Repairs & maintenance: −$805
• − Management: −$805
• − HOA: −$1,320
• − Depreciation: −$2,499
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $653/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 — Moore Haven

• Score: 70/100
• State rank: #427
• US rank: #7288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,679

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Black 26% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1% Cuban 5%
• Common ancestry: Italian 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 19% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -0.52%
• Current HPI: 374.0849
• 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

+38.5% since first listed

4 events — show timeline

• 2026-02-18 Price Changed $85,900 FORTMLS
• 2025-12-11 Listed $89,900 FORTMLS
• 2023-04-12 Sold (Public Records) $25,000 Public Records
• 2007-05-10 Sold (Public Records) $62,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $375 · +24.7% YoY. Source: county tax records.