1011 Della Tobias Ave · Harlem, FL 33440

$121,000

3 bd · 2.0 ba · 728 sqft · Manufactured public records · 111 Days on market

Built 1986 4,791 sqft lot Est $100k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment opportunity or starter home. 2/1 SW on 0.11 of an acre. On sewer and central water, take advantage. A little TLC and it'll be ready to go. Don't delay!

Key facts

• Central ac
• New tile bathroom
• 0.11-acre parcel

Tags

• 0.11-ACRE PARCEL
• STAINLESS STEEL APPLIANCES
• NEW TILE BATHROOM
• LAMINATE PLANK FLOORING
• CENTRAL AC
• OUTDOOR COVERED BARBEQUE AREA

Property features AI

Finance

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

Exterior

• Parking: Driveway (unpaved)
• Security: Owned security system
• Utilities: Public water; Public sewer; Cable not available
• Home design: Manufactured home; Vinyl siding; 1 story; Entry level: 1; Faces south
• Construction: Rolled/Hot Mop roof; Vinyl siding construction; Manufactured construction
• Exterior features: Lanai; Porch; Screened porch; Outbuilding; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Screened porch (listed as a room type)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Window unit heating; Central air conditioning; Electric cooling; Wall unit cooling; Window unit cooling
• Interior features: Single hung windows; Built-in features; Split bedroom layout; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $121k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $110k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#822 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute 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 $837 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $50k; list at $121k implies a 142% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,110 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.44% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $99,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Della Tobias Ave	0.00mi	2/1.0 (-1)	728 (0%)	1mo	$100,000	$137	90

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $16,139
• Equity at exit: $18,041

10-year hold

• IRR: 21.0%
• Equity multiple: 2.77×
• Total profit: $60,118
• Equity at exit: $10,462

Cash invested: $33,880 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $561

Break-even live

Break-even rent $1,031

Max offer price $121,000

Occupancy floor 63%

Sensitivity live

Price	-10% $630	-5% $595	+0% $561	+5% $527	+10% $493
Rent	-10% $423	-5% $492	+0% $561	+5% $630	+10% $699
Rate	-1.0pp $622	-0.5pp $592	base $561	+0.5pp $530	+1.0pp $498

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-06
   status Pending
2. 2026-01-15
   listed $121,000 Active
3. 2023-03-09
   soldstatus $49,900 Closed 168-char remark

   Show marketing remark (168 chars)

   Great investment opportunity or starter home. 2/1 SW on 0.11 of an acre. On sewer and central water, take advantage. A little TLC and it'll be ready to go. Don't delay!

4. 2023-01-24
   status Pending 168-char remark

   Show marketing remark (168 chars)

   Great investment opportunity or starter home. 2/1 SW on 0.11 of an acre. On sewer and central water, take advantage. A little TLC and it'll be ready to go. Don't delay!

5. 2023-01-08
   listed $49,900 Active 168-char remark

   Show marketing remark (168 chars)

   Great investment opportunity or starter home. 2/1 SW on 0.11 of an acre. On sewer and central water, take advantage. A little TLC and it'll be ready to go. Don't delay!

6. 2023-01-05
   historical
7. 2022-10-30
   status Active
8. 2022-09-13
   status Pending
9. 2022-09-12
   historical
10. 2022-08-26
    status Pending
11. 2022-08-18
    listed $49,900 Active
12. 2014-01-10
    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: $1,554 · $130/mo
• Projected year-2 tax: $1,554 · $130/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $20,894
• − Mortgage interest: −$6,778
• − Property taxes: −$1,554
• − Insurance: −$605
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,520
• Taxable income: $5,094
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $5,510/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 — Harlem

• Score: 59/100
• State rank: #822
• US rank: #20089

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: Harlem, 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

+1110.0% since first listed

12 events — show timeline

• 2026-05-06 Pending — FORTMLS
• 2026-01-15 Listed $121,000 FORTMLS
• 2023-03-09 Sold (MLS) $49,900 FORTMLS
• 2023-01-24 Pending — FORTMLS
• 2023-01-08 Listed $49,900 FORTMLS
• 2023-01-05 Listing Removed — FORTMLS
• 2022-10-30 Relisted — FORTMLS
• 2022-09-13 Pending — FORTMLS
• 2022-09-12 Listing Removed — FORTMLS
• 2022-08-26 Pending — FORTMLS
• 2022-08-18 Listed $49,900 FORTMLS
• 2014-01-10 Sold (Public Records) $10,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,554 · +1.5% YoY. Source: county tax records.