820 S Mayoral St · Montura, FL 33440

$110,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 25 Days on market

Built 2008 1.25 ac lot Est $130k · 15% 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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This 1.25 acre home site is located in a beautiful area of Hendry County. and could be an excellent place for a new home or a great investment opportunity. Seller is willing to pay title fees. All measurements are approximate.

Key facts

• Large pet kennel
• Septic tank
• Well

Tags

• 1.25 ACRES
• SEPTIC TANK
• WELL
• FULLY FENCED LOT
• STORAGE SHED
• LARGE PET KENNEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

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 $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.06%
• DSCR: 2.11
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 S Mayoral St	0.00mi	2/2.0 (-1)	960 (0%)	3mo	$112,000	$117	93
620 S Jinete St	0.59mi	3/2.0	960 (0%)	13mo	$130,000	$135	62
745 S Lindero St	0.17mi	2/2.0 (-1)	840 (-12%)	13mo	$120,000	$143	55

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: 18.6%
• Equity multiple: 1.75×
• Total profit: $23,211
• Equity at exit: $16,401

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $73,261
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $643

Break-even live

Break-even rent $1,060

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-06
   soldstatus $112,000
2. 2026-02-03
   status Pending
3. 2026-02-03
   status Active
4. 2025-09-19
   status Pending
5. 2025-08-25
   listed $110,000 Active
6. 2006-07-19
   soldstatus $35,000
7. 2006-07-06
   soldstatus $35,000 226-char remark

   Show marketing remark (226 chars)

   This 1.25 acre home site is located in a beautiful area of Hendry County. and could be an excellent place for a new home or a great investment opportunity. Seller is willing to pay title fees. All measurements are approximate.

8. 2006-06-26
   price $38,000 226-char remark

   Show marketing remark (226 chars)

   This 1.25 acre home site is located in a beautiful area of Hendry County. and could be an excellent place for a new home or a great investment opportunity. Seller is willing to pay title fees. All measurements are approximate.

9. 1990-01-01
   soldstatus $6,200
10. 1979-10-01
    soldstatus $6,195

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $2,575 · $215/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $22,487
• − Mortgage interest: −$6,162
• − Property taxes: −$2,575
• − Insurance: −$550
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$3,200
• Taxable income: $6,402
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $6,181/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

+1707.9% since first listed

10 events — show timeline

• 2026-04-06 Sold (Public Records) $112,000 Public Records
• 2026-02-03 Pending — FORTMLS
• 2026-02-03 Relisted — FORTMLS
• 2025-09-19 Pending — FORTMLS
• 2025-08-25 Listed $110,000 FORTMLS
• 2006-07-19 Sold (Public Records) $35,000 Public Records
• 2006-07-06 Sold (MLS) $35,000 FORTMLS
• 2006-06-26 Price Changed $38,000 FORTMLS
• 1990-01-01 Sold (Public Records) $6,200 Public Records
• 1979-10-01 Sold (Public Records) $6,195 Public Records

Property tax history

+15.9%/yr

Latest (2025): $2,575 · +1.6% YoY. Source: county tax records.