612 Hunting Club Ave · Montura, FL 33440

$233,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 148 Days on market

Built 2021 1.25 ac lot Est $262k · 11% under

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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 +18.9/30.0
• ARV discount +12.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

PRICE ADJUSTMENT! Motivated Seller!!! New 2021 doublewide mobile home in Montura Ranch. This home is situated in a PRIVATE LOT (1.25 ACRES), with the BEST of living in a rural setting. This double-wide manufactured home has a spacious living area with 3 BEDROOMS and 2 BATHROOMS. Montura Ranch Estates is a rural community of South Central Florida in Hendry County, residing between the cities of Clewiston and LaBelle. Centrally located within 1-1.5 hours from Miami, Naples, Fort Myers, Cape Coral, Fort Lauderdale, West Palm Beach, Port Charlotte, and Okeechobee.

Key facts

• Private lot
• Centrally located
• Rural setting

Tags

• PRIVATE LOT
• RURAL SETTING
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; No pet restrictions

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home; Faces north
• Construction: Composition roof; Manufactured construction; Effective year built
• Exterior features: Fence; Fruit trees; Community pool

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Unfurnished
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $233k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $220k (5.6% below list).
• Recommended offer: $205k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.3% in Montura — 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 61/100 on livability (#777 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 148 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $154k; list at $233k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 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: 0.94% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Montura Ave	0.58mi	3/2.0	1,216 (-3%)	4mo	$120,000	$99	65
745 S Trebol St	0.68mi	3/2.0	1,188 (-5%)	15mo	$250,000	$210	48
360 S Cabbage Palm St	0.52mi	3/2.0	1,120 (-10%)	13mo	$243,000	$217	47
340 S Romero	0.63mi	2/2.0 (-1)	1,100 (-12%)	22mo	$180,000	$164	28

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-22,528
• Equity at exit: $34,741

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-106
• Equity at exit: $20,146

Cash invested: $65,240 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,222
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $240

Break-even live

Break-even rent $1,897

Max offer price $233,000

Occupancy floor 84%

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Hunting Club Ave Clewiston, FL	3.0	2.0	1120	$2,200	$1.96	24d	1	0.21mi

Listing history 24 events

1. 2026-06-18
   days on market $233,000 Active 148 DOM
2. 2026-06-17
   days on market $233,000 Active 147 DOM
3. 2026-06-16
   days on market $233,000 Active 146 DOM
4. 2026-06-15
   days on market $233,000 Active 145 DOM
5. 2026-06-13
   days on market $233,000 Active 143 DOM
6. 2026-06-13
   days on market $233,000 Active 142 DOM
7. 2026-06-10
   days on market $233,000 Active 140 DOM
8. 2026-06-09
   days on market $233,000 Active 139 DOM
9. 2026-06-08
   days on market $233,000 Active 138 DOM
10. 2026-06-07
    days on market $233,000 Active 137 DOM
11. 2026-06-03
    days on market $233,000 Active 133 DOM
12. 2026-06-02
    days on market $233,000 Active 132 DOM
13. 2026-06-01
    days on market $233,000 Active 131 DOM
14. 2026-05-31
    days on market $233,000 Active 130 DOM
15. 2026-05-07
    price $233,000
16. 2026-01-21
    price $259,000
17. 2026-01-21
    listed $251,000 Active
18. 2019-03-26
    soldstatus $154,000
19. 2017-06-09
    soldstatus $11,000
20. 2011-12-27
    soldstatus $9,000
21. 2010-10-27
    soldstatus $10,000
22. 2009-01-20
    soldstatus $10,000
23. 2008-12-01
    soldstatus $10,000
24. 2005-09-15
    soldstatus $10,000

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,153 · $179/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$13,052
• − Property taxes: −$2,153
• − Insurance: −$1,165
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,778
• Taxable loss: −$971
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $3,109/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 — Montura

• Score: 61/100
• State rank: #777
• US rank: #17589

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: Montura, 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

+2230.0% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $233,000 MARMLS
• 2026-01-21 Price Changed $259,000 MARMLS
• 2026-01-21 Listed $251,000 MARMLS
• 2019-03-26 Sold (Public Records) $154,000 Public Records
• 2017-06-09 Sold (Public Records) $11,000 Public Records
• 2011-12-27 Sold (Public Records) $9,000 Public Records
• 2010-10-27 Sold (Public Records) $10,000 Public Records
• 2009-01-20 Sold (Public Records) $10,000 Public Records
• 2008-12-01 Sold (Public Records) $10,000 Public Records
• 2005-09-15 Sold (Public Records) $10,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $2,153 · +2.2% YoY. Source: county tax records.