1187 Bush St E · Immokalee, FL 34142

$324,000

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 136 Days on market

Built 2006 7,405 sqft lot $78/mo HOA · 3% 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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

Key facts

• Water views
• Versatile den
• Open layout

Tags

• LAKEFRONT HOME
• LANDSCAPED OASIS
• FRUIT TREES
• WATER VIEWS
• OPEN LAYOUT
• VERSATILE DEN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Quarterly association fee (management provided)

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story; Resale property; Faces west
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Rectangular lot; Pond on lot; Municipal irrigation; Publicly maintained road; East exposure; Has view

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Den (flex room)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Double-hung windows; Bathtub; Separate shower; Pantry; Family/Dining area; Living/Dining area; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $20 ($235/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 $279k (13.8% below list).
• Recommended offer: $279k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#132 in FL, #1,967 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.0%/yr); 449 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,794/mo this rent would consume 54% of the median local household income ($62k/yr) (locally 1093% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago 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.
• Current owner paid $170k; list at $324k implies a 91% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,400 (13.8% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 14% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.05% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.74×
• Total profit: $-23,984
• Equity at exit: $77,460

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $5,852
• Equity at exit: $80,702

Cash invested: $90,720 (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 34142

• Home prices YoY: -0.5%
• Rents YoY: 3.0%
• Active inventory: 449
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,794 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$276 /mo · $3,307/yr
• Insurance: −$135
• HOA: −$78
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $20

Break-even live

Break-even rent $2,769

Max offer price $324,000

Occupancy floor 94%

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1473 Bush St W Immokalee, FL	4.0	2.0	1986	$2,900	$1.46	23d	1	0.22mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 28 events

1. 2026-06-18
   days on market $324,000 Active 136 DOM
2. 2026-06-17
   days on market $324,000 Active 135 DOM
3. 2026-06-16
   days on market $324,000 Active 134 DOM
4. 2026-06-15
   days on market $324,000 Active 133 DOM
5. 2026-06-14
   days on market $324,000 Active 131 DOM
6. 2026-06-10
   days on market $324,000 Active 128 DOM
7. 2026-06-09
   days on market $324,000 Active 127 DOM
8. 2026-06-08
   days on market $324,000 Active 126 DOM
9. 2026-06-07
   days on market $324,000 Active 125 DOM
10. 2026-06-03
    days on market $324,000 Active 121 DOM
11. 2026-06-02
    days on market $324,000 Active 120 DOM
12. 2026-06-01
    days on market $324,000 Active 119 DOM
13. 2026-05-31
    days on market $324,000 Active 118 DOM
14. 2026-05-30
    days on market $324,000 Active 117 DOM
15. 2026-05-12
    price $324,000
16. 2026-02-02
    listed $330,000 Active
17. 2020-04-01
    historical
18. 2020-03-10
    listed $195,900 Active
19. 2017-08-30
    soldstatus $170,000
20. 2017-08-28
    soldstatus $170,000 Sold 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

21. 2017-08-23
    status Pending 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

22. 2017-08-23
    status Active 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

23. 2017-08-08
    status Pending With Contingencies 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

24. 2017-08-03
    status Pending 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

25. 2017-06-20
    status Pending With Contingencies 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

26. 2017-05-18
    listed $174,900 Active 136-char remark

    Show marketing remark (136 chars)

    Arrowhead Subdivision, look at this 3 bedrooms 2 bath, 2 car garage 1808 square feet of living , low association fees $125.00 quarterly.

27. 2008-12-03
    listed $73,900
28. 2005-07-08
    soldstatus $230,000

ⓘ 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: $3,307 · $276/mo
• Projected year-2 tax: $3,307 · $276/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $33,528
• − Mortgage interest: −$18,149
• − Property taxes: −$3,307
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − HOA: −$936
• − Depreciation: −$9,425
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $1,501/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Immokalee

• Score: 80/100
• State rank: #132
• US rank: #1967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Immokalee, FL
• County: Collier County · 396,295 people
• City population: 35,149
• Metro: Naples-Marco Island, FL
• Population (ZIP): 35,149
• Household income: $62,333
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1093.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 39% Black 19% White 16% Native American 7%
• Hispanic origin (detail): Mexican 43% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 8% Slovak 1% Serbian 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.05%
• Current HPI: 226.9105
• Rent YoY: ▲ 2.95%
• Metro: Naples-Marco Island, 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

+40.9% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $324,000 FORTMLS
• 2026-02-02 Listed $330,000 FORTMLS
• 2020-04-01 Listing Removed — FORTMLS
• 2020-03-10 Listed $195,900 FORTMLS
• 2017-08-30 Sold (Public Records) $170,000 Public Records
• 2017-08-28 Sold (MLS) $170,000 FORTMLS
• 2017-08-23 Pending — FORTMLS
• 2017-08-23 Relisted — FORTMLS
• 2017-08-08 Pending — FORTMLS
• 2017-08-03 Pending — FORTMLS
• 2017-06-20 Pending — FORTMLS
• 2017-05-18 Listed $174,900 FORTMLS
• 2008-12-03 Listed $73,900 NAPLESMLS
• 2005-07-08 Sold (Public Records) $230,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $3,307 · +4.3% YoY. Source: county tax records.