943 Della Tobias Ave · Harlem, FL 33440

$175,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 78 Days on market

Built 2004 7,405 sqft lot Est $189k · 7% under ↓ 5% 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 +21.4/30.0
• ARV discount +10.8/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Charming 3 bedroom 2 bath home located in a quiet Clewiston neighborhood! This inviting property features a spacious open layout with abundant natural light, a functional kitchen with ample cabinet space, and comfortable living and dining areas perfect for everyday living and entertaining. The primary suite offers privacy with its own en-suite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a generous yard—ideal for relaxing, gardening, or gatherings. Conveniently situated near local schools, shopping, and dining. A great opportunity for homeowners or investors alike. Schedule your showing today! * * * This pro

Key facts

• Functional kitchen
• Generous yard
• Primary suite

Tags

• SPACIOUS OPEN LAYOUT
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• PRIMARY SUITE
• EN-SUITE BATH
• GENEROUS YARD

Property features AI

Finance

• Other: Property type: Residential, single-family; Zoning: RG3M; Lot size about 0.17 acres (0 to less than 1/4 acre)
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces south
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built with approximately 1,050 square feet of living area
• Exterior features: Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry area (Other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#822 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Hendry (town): math 35% / reading 40% proficiency, ranked #65 of 73 in FL (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 404 active listings in the ZIP; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).

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.
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $189,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Harlem Academy Ave	0.11mi	3/2.0	1,000 (-5%)	8mo	$190,000	$190	80
1032 Arkansas Ave	0.63mi	3/1.0	1,000 (-5%)	3mo	$185,000	$185	56
1006 Virginia Ave	0.36mi	3/1.0	916 (-13%)	4mo	$165,000	$180	54
1053 Arkansas Ave	0.62mi	3/1.0	1,000 (-5%)	8mo	$155,000	$155	52
1101 Mississippi Ave	0.45mi	4/2.0 (+1)	1,152 (+10%)	9mo	$129,000	$112	50
602 S Berner Rd	0.75mi	3/2.0	1,075 (+2%)	16mo	$325,000	$302	48
2305 13th St	0.63mi	3/1.0	952 (-9%)	16mo	$150,000	$158	38

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,888
• Equity at exit: $26,093

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,932
• Equity at exit: $15,131

Cash invested: $49,000 (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 33440

• Home prices YoY: -2.1%
• Active inventory: 404
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $258

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $357	-5% $308	+0% $258	+5% $209	+10% $159
Rent	-10% $111	-5% $185	+0% $258	+5% $332	+10% $405
Rate	-1.0pp $346	-0.5pp $303	base $258	+0.5pp $213	+1.0pp $167

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 78 DOM
2. 2026-06-17
   days on market $175,000 Active 77 DOM
3. 2026-06-16
   days on market $175,000 Active 76 DOM
4. 2026-06-15
   days on market $175,000 Active 75 DOM
5. 2026-06-13
   days on market $175,000 Active 73 DOM
6. 2026-06-13
   days on market $175,000 Active 72 DOM
7. 2026-06-10
   days on market $175,000 Active 70 DOM
8. 2026-06-09
   days on market $175,000 Active 69 DOM
9. 2026-06-08
   days on market $175,000 Active 68 DOM
10. 2026-06-07
    days on market $175,000 Active 67 DOM
11. 2026-06-03
    days on market $175,000 Active 63 DOM
12. 2026-06-02
    pricedays on market $175,000 Active 62 DOM
13. 2026-06-01
    days on market $185,000 Active 61 DOM
14. 2026-05-31
    days on market $185,000 Active 60 DOM
15. 2026-04-29
    price $185,000
16. 2026-04-01
    listed $195,000 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: $2,626 · $219/mo
• Projected year-2 tax: $2,626 · $219/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,292
• − Mortgage interest: −$9,803
• − Property taxes: −$2,626
• − Insurance: −$875
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,091
• Taxable income: $331
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $3,018/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: Hendry
• NCES district ID: 1200780
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $37,043
• Composite: 31.16/100
• National rank: #6054
• State rank: #65 of 73 in FL

Livability — Harlem

• Score: 59/100
• State rank: #822
• US rank: #20089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harlem, FL
• Population (ZIP): 21,119

Population outlook (Hendry County) Hauer SSP2

• Today (2025): 38,866 people
• By 2030: 38,558 · -0.8%
• By 2040: 37,743 · -2.9%
• By 2050: 36,117 · -7.1%
• By 2075: 30,070 · -22.6%
• By 2100: 21,966 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 26% White 23% Black 18% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 5% Cuban 18%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hendry

• 2024 margin: Solid R (+38.3) · D 30.4% · R 68.7%
• 2008→2024 swing: -31.1pp toward R · 2008: -7.2pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+23.0 2016: R+14.2 2012: R+5.9 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 414.9243
• 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

-5.1% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $195,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $2,626 · +5.5% YoY. Source: county tax records.