115 Lansing Cir · Pioneer, FL 33935

$299,000

3 bd · 2.0 ba · 1,586 sqft · Land · 37 Days on market

Built 2025 0.30 ac lot ↓ 11% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

Brand NEW Home…. MOVE IN READY! Seller will contribute upto $10,000 towards Buyers closing costs and prepaids. Come check out this well appointed lovely home in Banyan Village. From the soft close cabinets to the quartz countertops…. this 3 Bedroom, 2 bath, 2 car garage CBS home is well designed and a show stopper! Extra large 3x3 tiles throughout, give this home a designers touch along with the extra large walk in showers with beautiful golden finishes. Its built to last, with its metal roof, impact glass windows and concrete block construction. For an added bonus, for those that love big family gatherings, there’s a built in outdoor concrete barbecue island with stainl

Key facts

• Quartz countertops
• Metal roof
• Golden finishes

Tags

• SOFT CLOSE CABINETS
• QUARTZ COUNTERTOPS
• EXTRA LARGE TILES
• WALK IN SHOWERS
• GOLDEN FINISHES
• METAL ROOF

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved surfaces
• Utilities: Public water; Septic tank sewer; Cable available; High-speed internet available
• Home design: Single-story home; New construction; North-facing entry
• Construction: Block, concrete and stucco construction; Metal roof; Built as new construction
• Exterior features: Outdoor grill; Rectangular, paved lot on a public maintained road; South exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator with ice maker; Icemaker; Kitchen island; Pantry
• Bedrooms: Includes guest quarters
• Flooring: Marble flooring
• Bathrooms: 2 full bathrooms; Separate shower (no tub)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Impact glass and single hung windows; Kitchen island; Open living/dining area; Pantry; Separate shower (shower only); Split bedroom floorplan; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry area located in garage; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (28.0% below list).
• Recommended offer: $215k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#727 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Country Oaks Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 893 students, 75% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 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).
• At $2,153/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $215,276 (28.0% 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 37 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $139,588
• Equity at exit: $269,363

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $429,441
• Equity at exit: $580,891

Cash invested: $83,720 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 950
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-366

Break-even live

Break-even rent $2,616

Max offer price $246,091

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-262	+0% $-366	+5% $-469	+10% $-572
Rent	-10% $-536	-5% $-451	+0% $-366	+5% $-281	+10% $-196
Rate	-1.0pp $-215	-0.5pp $-290	base $-366	+0.5pp $-443	+1.0pp $-522

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Andover Dr Labelle, FL	3.0	2.0	1750	$2,400	$1.37	25d	1	1.07mi

Listing history 22 events

1. 2026-06-22
   days on market $299,000 Active 37 DOM
2. 2026-06-18
   days on market $299,000 Active 34 DOM
3. 2026-06-17
   days on market $299,000 Active 33 DOM
4. 2026-06-16
   days on market $299,000 Active 32 DOM
5. 2026-06-15
   days on market $299,000 Active 31 DOM
6. 2026-06-13
   days on market $299,000 Active 29 DOM
7. 2026-06-13
   days on market $299,000 Active 28 DOM
8. 2026-06-10
   days on market $299,000 Active 26 DOM
9. 2026-06-09
   days on market $299,000 Active 25 DOM
10. 2026-06-08
    days on market $299,000 Active 24 DOM
11. 2026-06-07
    days on market $299,000 Active 23 DOM
12. 2026-06-03
    days on market $299,000 Active 19 DOM
13. 2026-06-02
    days on market $299,000 Active 18 DOM
14. 2026-06-01
    days on market $299,000 Active 17 DOM
15. 2026-05-31
    days on market $299,000 Active 16 DOM
16. 2026-05-15
    listed $299,000 Active
17. 2026-01-01
    historical
18. 2025-12-08
    price $295,000
19. 2025-10-31
    price $310,000
20. 2025-09-25
    price $315,000
21. 2025-08-18
    price $325,000
22. 2025-07-15
    listed $335,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,833
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$8,698
• Taxable loss: −$9,727
• Est. tax savings @ 24.0%: +$2,334
• After-tax cash flow: $-2,053/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 — Pioneer

• Score: 63/100
• State rank: #727
• US rank: #15534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendry County · 23,186 people
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

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: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, 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

-10.7% since first listed

7 events — show timeline

• 2026-05-15 Listed $299,000 FORTMLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-12-08 Price Changed $295,000 Beaches MLS
• 2025-10-31 Price Changed $310,000 Beaches MLS
• 2025-09-25 Price Changed $315,000 Beaches MLS
• 2025-08-18 Price Changed $325,000 Beaches MLS
• 2025-07-15 Listed $335,000 Beaches MLS

Property tax history

+7.3%/yr

Latest (2025): $376 · +0.4% YoY. Source: county tax records.