1281 Richmond Ave · Clewiston, FL 33440

$125,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 162 Days on market

Built 1985 8,276 sqft lot Est $195k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Move-in ready home available. Recently remodeled and conveniently located in Clewiston, close to schools and shopping.

Key facts

• Close to schools
• Recently remodeled
• Move in ready

Tags

• MOVE IN READY
• RECENTLY REMODELED
• CONVENIENTLY LOCATED
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Property classified as Residential, Single Family Residence; Zoning: RG3M
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA or association

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Private water source; Private sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; North-facing
• Construction: Metal frame construction; Metal roof; Crawlspace foundation; Built on a 0.19-acre lot
• Exterior features: Rain gutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 5.0% in Clewiston — 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 (#436 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, employment D, amenities 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $70k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $125k implies a 862% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.51% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.06%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $194,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Midstate Loop	0.47mi	3/2.0	960 (0%)	5mo	$195,000	$203	73
1341 Sherwood Ave	0.26mi	3/2.0	924 (-4%)	12mo	$250,000	$271	72
710 Cypress Cir	0.29mi	3/1.0	910 (-5%)	13mo	$53,000	$58	63
780 Tammy Rd	0.52mi	3/2.0	960 (0%)	18mo	$224,000	$233	60
715 Seminole Ave	0.60mi	3/2.0	1,080 (+12%)	20mo	$160,000	$148	34

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $20,740
• Equity at exit: $18,638

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $70,893
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $643

Break-even live

Break-even rent $1,068

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $125,000 Active 162 DOM
2. 2026-06-17
   days on market $125,000 Active 161 DOM
3. 2026-06-16
   days on market $125,000 Active 160 DOM
4. 2026-06-15
   days on market $125,000 Active 159 DOM
5. 2026-06-13
   days on market $125,000 Active 157 DOM
6. 2026-06-13
   days on market $125,000 Active 156 DOM
7. 2026-06-10
   days on market $125,000 Active 154 DOM
8. 2026-06-09
   days on market $125,000 Active 153 DOM
9. 2026-06-08
   days on market $125,000 Active 152 DOM
10. 2026-06-07
    days on market $125,000 Active 151 DOM
11. 2026-06-03
    days on market $125,000 Active 147 DOM
12. 2026-06-02
    days on market $125,000 Active 146 DOM
13. 2026-06-01
    days on market $125,000 Active 145 DOM
14. 2026-05-31
    days on market $125,000 Active 144 DOM
15. 2026-05-20
    price $125,000
16. 2026-05-14
    price $140,000
17. 2026-01-07
    listed $195,000 Active
18. 2023-11-19
    historical
19. 2023-11-01
    historical
20. 2023-10-18
    listed
21. 2023-09-19
    status Active
22. 2023-09-19
    historical
23. 2023-09-02
    status Active
24. 2023-07-24
    historical
25. 2023-06-14
    historical
26. 2023-05-23
    historical
27. 2023-05-22
    listed $157,000 Active
28. 2023-05-22
    listed $157,000 Active
29. 2020-11-20
    historical
30. 2020-11-16
    status Active
31. 2020-10-30
    status Pending
32. 2020-09-10
    status Active
33. 2020-08-04
    status Pending
34. 2020-05-19
    listed $54,900 Active
35. 1985-08-01
    soldstatus $13,000
36. 1984-12-01
    soldstatus $750,000

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 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: $22,589
• − Mortgage interest: −$7,002
• − Property taxes: −$1,633
• − Insurance: −$625
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,636
• Taxable income: $6,078
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $6,262/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 — Clewiston

• Score: 70/100
• State rank: #436
• US rank: #7801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-83.3% since first listed

22 events — show timeline

• 2026-05-20 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-19 Rental Removed — BUILDIUM
• 2023-11-01 Listing Removed — NAPLESMLS
• 2023-10-18 Listed for Rent — BUILDIUM
• 2023-09-19 Relisted — NAPLESMLS
• 2023-09-19 Listing Removed — NAPLESMLS
• 2023-09-02 Relisted — NAPLESMLS
• 2023-07-24 Rental Removed — BUILDIUM
• 2023-06-14 Listing Removed — NAPLESMLS
• 2023-05-23 Listing Removed — NAPLESMLS
• 2023-05-22 Listed $157,000 NAPLESMLS
• 2023-05-22 Listed $157,000 NAPLESMLS
• 2020-11-20 Listing Removed — FORTMLS
• 2020-11-16 Relisted — FORTMLS
• 2020-10-30 Pending — FORTMLS
• 2020-09-10 Relisted — FORTMLS
• 2020-08-04 Pending — FORTMLS
• 2020-05-19 Listed $54,900 FORTMLS
• 1985-08-01 Sold (Public Records) $13,000 Public Records
• 1984-12-01 Sold (Public Records) $750,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,633 · +4.9% YoY. Source: county tax records.