634 Royce Rd · Pioneer, FL 33935

$294,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 58 Days on market

Built 2023 Est $289k · at est.

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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 +7.7/30.0
• ARV discount +6.7/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

New construction home in LaBelle, built in 2023 and move-in ready. This 3-bedroom, 2-bathroom property features an open-concept layout with a modern kitchen, granite countertops, stainless steel appliances, and abundant natural light. Spacious living and dining areas with wood-style flooring throughout. Situated on a generously sized lot with ample outdoor space and potential for customization or expansion. Upgraded with spray foam insulation in the attic for improved energy efficiency and indoor comfort. Impact-resistant windows and doors provide added durability and protection. Additional features include a metal roof and tankless water heater. Conveniently located just minutes from Highw

Key facts

• Modern kitchen
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ABUNDANT NATURAL LIGHT
• WOOD-STYLE FLOORING

Property features AI

Exterior

• Parking: 2 covered garage spaces; Garage door opener
• Security: Security/high-impact doors
• Utilities: Public water; Septic tank sewer; Electric service with fuses
• Home design: Single-story; Block construction; Aluminum/metal roof; Effective year built
• Construction: Block construction; Aluminum/metal roof; Effective year built
• Exterior features: Security/high-impact doors; Room for pool; Quarter- to half-acre lot; Faces north

Interior

• Kitchen: Kitchen island; Microwave; Self-cleaning oven; Dishwasher; Garbage disposal
• Bedrooms: Includes bedroom(s) on the main level
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: First-floor entry; Bedroom on main level; Main-level primary bedroom; Kitchen island; Walk-in closet(s); Attic
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (23.4% below list).
• Recommended offer: $226k (23.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,260/mo this rent would consume 48% 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 + $29k 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 58 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 13943% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $225,951 (23.4% 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 58 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $289,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
637 Royce Rd	0.04mi	3/2.0	1,662 (+14%)	6mo	$329,000	$198	70
605 Marcella Ave	0.05mi	4/2.0 (+1)	1,662 (+14%)	4mo	$330,000	$199	66
324 Kansas Ter	0.52mi	3/2.0	1,536 (+5%)	2mo	$284,900	$185	66
626 Royce Rd	0.06mi	4/2.0 (+1)	1,662 (+14%)	7mo	$330,000	$199	64
202 Jubilee Ter	0.60mi	3/2.0	1,418 (-3%)	9mo	$310,000	$219	60
526 Braelyn St	0.40mi	3/2.0	1,662 (+14%)	1mo	$327,000	$197	58
589 David Cir	0.23mi	4/2.0 (+1)	1,662 (+14%)	12mo	$331,500	$199	52
124 Bethlehem Pl	0.72mi	3/2.0	1,536 (+5%)	13mo	$302,900	$197	47
1207 Andover Dr	0.65mi	3/2.0	1,662 (+14%)	1mo	$327,500	$197	47
1014 Lockwood St	0.66mi	3/2.0	1,666 (+14%)	2mo	$320,000	$192	44
1215 Andover Dr	0.60mi	3/2.0	1,662 (+14%)	7mo	$329,000	$198	44
1213 Andover Dr	0.61mi	4/2.0 (+1)	1,662 (+14%)	10mo	$330,000	$199	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $139,355
• Equity at exit: $265,669

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $427,327
• Equity at exit: $572,926

Cash invested: $82,572 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$451 /mo · $5,408/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-335

Break-even live

Break-even rent $2,684

Max offer price $235,711

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-252	+0% $-335	+5% $-419	+10% $-502
Rent	-10% $-514	-5% $-424	+0% $-335	+5% $-246	+10% $-157
Rate	-1.0pp $-187	-0.5pp $-260	base $-335	+0.5pp $-411	+1.0pp $-489

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Royce Rd Labelle, FL	3.0	2.0	1462	$2,100	$1.44	16d	1	0.03mi
513 Ella Jean Pl Labelle, FL	4.0	2.0	1485	$2,000	$1.35	25d	1	0.21mi
1305 Andover Dr Labelle, FL	3.0	2.0	1750	$2,400	$1.37	25d	1	0.48mi

Listing history 26 events

1. 2026-06-01
   days on market $294,900 Active 58 DOM
2. 2026-05-31
   days on market $294,900 Active 57 DOM
3. 2026-04-27
   listed $2,100
4. 2026-04-04
   listed $294,900 Active
5. 2025-10-01
   historical $2,000
6. 2025-08-02
   listed $2,000
7. 2025-07-31
   historical $2,100
8. 2025-07-16
   listed $2,100
9. 2025-07-15
   historical $2,100
10. 2025-07-09
    listed $2,100
11. 2025-04-22
    historical $2,100
12. 2025-04-16
    price $2,100
13. 2025-03-22
    listed $2,200
14. 2024-02-11
    historical $2,000
15. 2024-02-08
    price $2,000
16. 2024-01-26
    price $2,245
17. 2024-01-03
    price $2,246
18. 2023-12-31
    price $2,247
19. 2023-12-26
    price $2,249
20. 2023-12-16
    price $2,252
21. 2023-12-10
    price $2,253
22. 2023-11-26
    price $2,254
23. 2023-11-25
    price $2,401
24. 2023-11-17
    price $2,402
25. 2023-11-10
    listed $2,403
26. 2003-05-30
    soldstatus $550,000

ⓘ 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: $5,408 · $451/mo
• Projected year-2 tax: $5,408 · $451/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) · 95% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,114
• − Mortgage interest: −$16,519
• − Property taxes: −$5,408
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$8,579
• Taxable loss: −$9,205
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-1,811/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

-99.6% since first listed

24 events — show timeline

• 2026-04-27 Listed for Rent $2,100 MARMLS
• 2026-04-04 Listed $294,900 MARMLS
• 2025-10-01 Rental Removed $2,000 FORTMLS
• 2025-08-02 Listed for Rent $2,000 FORTMLS
• 2025-07-31 Rental Removed $2,100 FORTMLS
• 2025-07-16 Listed for Rent $2,100 FORTMLS
• 2025-07-15 Rental Removed $2,100 FORTMLS
• 2025-07-09 Listed for Rent $2,100 FORTMLS
• 2025-04-22 Rental Removed $2,100 FORTMLS
• 2025-04-16 Price Changed $2,100 FORTMLS
• 2025-03-22 Listed for Rent $2,200 FORTMLS
• 2024-02-11 Rental Removed $2,000 MARMLS
• 2024-02-08 Price Changed $2,000 MARMLS
• 2024-01-26 Price Changed $2,245 MARMLS
• 2024-01-03 Price Changed $2,246 MARMLS
• 2023-12-31 Price Changed $2,247 MARMLS
• 2023-12-26 Price Changed $2,249 MARMLS
• 2023-12-16 Price Changed $2,252 MARMLS
• 2023-12-10 Price Changed $2,253 MARMLS
• 2023-11-26 Price Changed $2,254 MARMLS
• 2023-11-25 Price Changed $2,401 MARMLS
• 2023-11-17 Price Changed $2,402 MARMLS
• 2023-11-10 Listed for Rent $2,403 MARMLS
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+30.0%/yr

Latest (2025): $5,408 · +4.0% YoY. Source: county tax records.