852 Franklin Ct · Immokalee, FL 34142

$420,000

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 86 Days on market

Built 2022 $67/mo HOA · 2% 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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

Key facts

• Spacious kitchen
• Converted garage
• Open layout

Tags

• CONVERTED GARAGE
• OPEN LAYOUT
• MODERN FINISHES
• SPACIOUS KITCHEN
• 2 CAR DRIVEWAY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with amenities: clubhouse, park, pool; HOA fee $201 quarterly; Community is non-gated

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; Resale property; Faces West
• Construction: Stucco construction; Shingle roof
• Exterior features: Community pool; Lot exposures: East; Lot dimensions: 105 x 52 x 52 x 105 (survey)

Interior

• Bedrooms: Great Room
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Breakfast area; Family/Dining room; Living/Dining room; Walk-in pantry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (25.4% below list).
• Recommended offer: $313k (25.4% 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 $3,135/mo this rent would consume 60% 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 $3k of loan paydown is wiped out by about $4k 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 86 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,480 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 11.2

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: -12.6%
• Equity multiple: 0.46×
• Total profit: $-63,403
• Equity at exit: $100,412

10-year hold

• IRR: -5.8%
• Equity multiple: 0.47×
• Total profit: $-61,898
• Equity at exit: $104,614

Cash invested: $117,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,135 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$363 /mo · $4,360/yr
• Insurance: −$175
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$67
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-483

Break-even live

Break-even rent $3,747

Max offer price $334,598

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-365	+0% $-483	+5% $-602	+10% $-721
Rent	-10% $-731	-5% $-607	+0% $-483	+5% $-360	+10% $-236
Rate	-1.0pp $-272	-0.5pp $-377	base $-483	+0.5pp $-592	+1.0pp $-703

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: $105,000
• Closing costs: $12,600
• 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	24d	1	0.49mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 33 events

1. 2026-06-18
   days on market $420,000 Active 86 DOM
2. 2026-06-17
   days on market $420,000 Active 85 DOM
3. 2026-06-16
   days on market $420,000 Active 84 DOM
4. 2026-06-15
   days on market $420,000 Active 83 DOM
5. 2026-06-14
   days on market $420,000 Active 81 DOM
6. 2026-06-10
   days on market $420,000 Active 78 DOM
7. 2026-06-09
   days on market $420,000 Active 77 DOM
8. 2026-06-08
   days on market $420,000 Active 76 DOM
9. 2026-06-07
   days on market $420,000 Active 75 DOM
10. 2026-06-03
    days on market $420,000 Active 71 DOM
11. 2026-06-02
    days on market $420,000 Active 70 DOM
12. 2026-06-01
    days on market $420,000 Active 69 DOM
13. 2026-05-31
    days on market $420,000 Active 68 DOM
14. 2026-05-30
    days on market $420,000 Active 67 DOM
15. 2026-03-24
    listed $420,000 Active
16. 2023-05-23
    soldstatus $369,900 Closed 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

17. 2023-04-25
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

18. 2023-04-25
    price $369,900 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

19. 2023-03-30
    price $363,900 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

20. 2023-03-29
    status Active 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

21. 2023-03-22
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

22. 2023-03-22
    price $379,900 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

23. 2023-02-23
    status Active 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

24. 2022-12-13
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

25. 2022-12-09
    status Active 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

26. 2022-12-05
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

27. 2022-11-17
    status Active 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

28. 2022-11-01
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

29. 2022-10-27
    listed $378,900 Active 474-char remark

    Show marketing remark (474 chars)

    Home is move-in ready - The Estero by LGI Homes is more that just a place to call home. With its spacious living and family rooms, the Estero is the perfect place for your next get together. In addition to the master retreat, three extra bedrooms give you the space you need for your family members, guests, or hobbies. Arrowhead Reserve is located right in between Fort Myers, Lehigh, and Naples making it the perfect location to enjoy popular area attractions and shopping

30. 2021-06-27
    soldstatus $2,500,000
31. 2019-01-31
    soldstatus $850,000
32. 2012-04-27
    soldstatus $90,000
33. 2007-01-09
    soldstatus $199,000

ⓘ 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: $4,360 · $363/mo
• Projected year-2 tax: $4,360 · $363/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $37,618
• − Mortgage interest: −$23,527
• − Property taxes: −$4,360
• − Insurance: −$3,924
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − HOA: −$804
• − Depreciation: −$12,218
• Taxable loss: −$13,235
• Est. tax savings @ 24.0%: +$3,176
• After-tax cash flow: $-2,625/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

+111.1% since first listed

19 events — show timeline

• 2026-03-24 Listed $420,000 FORTMLS
• 2023-05-23 Sold (MLS) $369,900 FORTMLS
• 2023-04-25 Pending — FORTMLS
• 2023-04-25 Price Changed $369,900 FORTMLS
• 2023-03-30 Price Changed $363,900 FORTMLS
• 2023-03-29 Relisted — FORTMLS
• 2023-03-22 Pending — FORTMLS
• 2023-03-22 Price Changed $379,900 FORTMLS
• 2023-02-23 Relisted — FORTMLS
• 2022-12-13 Pending — FORTMLS
• 2022-12-09 Relisted — FORTMLS
• 2022-12-05 Pending — FORTMLS
• 2022-11-17 Relisted — FORTMLS
• 2022-11-01 Pending — FORTMLS
• 2022-10-27 Listed $378,900 FORTMLS
• 2021-06-27 Sold (Public Records) $2,500,000 Public Records
• 2019-01-31 Sold (Public Records) $850,000 Public Records
• 2012-04-27 Sold (Public Records) $90,000 Public Records
• 2007-01-09 Sold (Public Records) $199,000 Public Records

Property tax history

+49.6%/yr

Latest (2025): $4,360 · -6.4% YoY. Source: county tax records.