1759 SW 35th Cir · Okeechobee, FL 34974

$165,000

3 bd · 2.0 ba · 1,261 sqft · Manufactured public records · 100 Days on market

Built 1993 5,706 sqft lot Est $183k · 10% under $114/mo HOA · 6% of rent

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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 +24.2/30.0
• ARV discount +11.9/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! Seminole Cove, Active 55+ Community. Delightful 2 Bedroom 2 Bath doublewide mobile home with office space or can be used as a third bedroom. 2132 Total Square Feet. Fully furnished. Built in home stereo system. Metal roof. New A/C 2024, Shed. Large master bathroom. This property is conveniently located right next to the club house and pool area! Community offers club house, heated pool, and shuffle board. All measurements are approximate.

Key facts

• Office space
• Metal roof
• Shed

Tags

• DOUBLEWIDE MOBILE HOME
• OFFICE SPACE
• BUILT IN HOME STEREO SYSTEM
• METAL ROOF
• NEW A C
• SHED

Property features AI

Finance

• HOA & community: Association with clubhouse and pool; HOA fee $114 monthly (includes grounds maintenance); Senior community

Exterior

• Parking: Attached carport; 2 covered/carport spaces; Driveway
• Utilities: Public sewer; Other water source
• Home design: Mobile home; One story; First floor entry
• Construction: Shingle/other roof
• Exterior features: First-floor entry; Not waterfront; North-facing

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water purifier; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: South Elementary School (math 38% / reading 49%, grade F, #1,345 of 2,144 statewide, top 64%, 573 students, 61% 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).
• 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $165k implies a 128% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $182,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 SW 35 Cir	0.40mi	3/2.0	1,320 (+5%)	13mo	$210,000	$159	63
1625 SW 35th Cir	0.42mi	2/2.0 (-1)	1,152 (-9%)	2mo	$160,000	$139	60
1517 SW 35th Cir	0.10mi	2/2.0 (-1)	1,150 (-9%)	20mo	$160,000	$139	59
1692 SW 35th Cir	0.26mi	2/2.0 (-1)	1,078 (-14%)	2mo	$159,000	$147	57
1622 SW 35th Cir	0.40mi	2/2.0 (-1)	1,416 (+12%)	0mo	$205,000	$145	56
1575 SW 35th Cir	0.30mi	2/2.0 (-1)	1,181 (-6%)	18mo	$162,650	$138	55
1607 SW 35th Cir	0.37mi	3/2.0	1,394 (+10%)	14mo	$205,000	$147	54
1100 SW 44th Blvd	0.59mi	3/2.0	1,296 (+3%)	19mo	$279,000	$215	52
1556 SW 35th Cir	0.23mi	2/2.0 (-1)	1,430 (+13%)	13mo	$207,000	$145	51
1300 SW 44th Blvd	0.55mi	2/2.0 (-1)	1,325 (+5%)	16mo	$238,000	$180	48
1730 SW 35th Cir	0.16mi	2/2.0 (-1)	1,438 (+14%)	24mo	$186,000	$129	44
4350 SW 13th Ave	0.50mi	3/2.0	1,076 (-15%)	20mo	$154,000	$143	35

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,829
• Equity at exit: $24,602

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $21,869
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$69
• HOA: −$114
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $328

Break-even live

Break-even rent $1,403

Max offer price $165,000

Occupancy floor 77%

Sensitivity live

Price	-10% $422	-5% $375	+0% $328	+5% $281	+10% $235
Rent	-10% $185	-5% $256	+0% $328	+5% $400	+10% $472
Rate	-1.0pp $411	-0.5pp $370	base $328	+0.5pp $285	+1.0pp $242

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $114 · $1,368/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-19
   days on market $165,000 Active 100 DOM
2. 2026-06-18
   days on market $165,000 Active 99 DOM
3. 2026-06-17
   days on market $165,000 Active 98 DOM
4. 2026-06-16
   days on market $165,000 Active 97 DOM
5. 2026-06-15
   days on market $165,000 Active 96 DOM
6. 2026-06-14
   days on market $165,000 Active 94 DOM
7. 2026-06-10
   days on market $165,000 Active 91 DOM
8. 2026-06-09
   days on market $165,000 Active 90 DOM
9. 2026-06-08
   days on market $165,000 Active 89 DOM
10. 2026-06-07
    days on market $165,000 Active 88 DOM
11. 2026-06-05
    days on market $165,000 Active 85 DOM
12. 2026-06-03
    days on market $165,000 Active 84 DOM
13. 2026-06-02
    days on market $165,000 Active 83 DOM
14. 2026-06-01
    days on market $165,000 Active 82 DOM
15. 2026-05-31
    days on market $165,000 Active 81 DOM
16. 2026-05-30
    days on market $165,000 Active 80 DOM
17. 2026-04-08
    price $165,000
18. 2026-02-05
    listed $190,000 Active
19. 2026-02-04
    historical
20. 2025-10-23
    price $200,000
21. 2025-03-17
    listed $220,000 Active
22. 2015-03-19
    soldstatus $72,500
23. 1996-01-01
    soldstatus $76,300
24. 1993-05-01
    soldstatus $20,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$647/yr (+$54/mo · 89.5%)

ⓘ 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 (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,819
• − Mortgage interest: −$9,243
• − Property taxes: −$723
• − Insurance: −$825
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$1,368
• − Depreciation: −$4,800
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $3,609/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

• County: Okeechobee County · 23,975 people
• City population: 23,975
• 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

+725.0% since first listed

8 events — show timeline

• 2026-04-08 Price Changed $165,000 Beaches MLS
• 2026-02-05 Listed $190,000 Beaches MLS
• 2026-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-19 Sold (Public Records) $72,500 Public Records
• 1996-01-01 Sold (Public Records) $76,300 Public Records
• 1993-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $723 · +5.2% YoY. Source: county tax records.