17770 Palm Beach Blvd · Alva, FL 33920

$294,900

4 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 167 Days on market

Built 1982 0.53 ac lot Est $311k · 5% 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
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET, REMODELED GEM ON 1/2 ACRE LOT IN THE CENTER OF IT ALL. .. .. .. .OWNER HAS REMODELED INTERIOR WITH BEAUTIFUL RESULTS FOR LARGE FAMILY. .. 3 GOOD SIZE BEDROOMS, 2 FULLY REMODELED BATHROOMS AND NEW A/C, HOT WATER HEATER, APPLIANCES, WINDOWS AND SO MUCH MORE. .. .SELLER SAYS WORK IS DONE AND ITS TIME TO SELL IT SO COME AND SEE THIS REMODELED HOME TODAY. .. .. .. .. ..

Key facts

• New a/c system
• Ag-2 zoned
• Fresh paint

Tags

• AG-2 ZONED
• NEW KITCHEN APPLIANCES
• NEW A/C SYSTEM
• NEW WASHER AND DRYER
• FRESH PAINT
• OPEN LIVING AND DINING AREAS

Property features AI

Finance

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

Exterior

• Parking: Driveway (unpaved); Attached carport (1 covered space); Has carport (1 space)
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story; Entry level: 1; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Built as resale property
• Exterior features: Room for pool; Open porch

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Dishwasher
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Window coverings; Family/dining room; Living/dining room; Pantry; Separate shower; Shower-only bath; Window treatments; Split bedrooms; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#514 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 456 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 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 $9k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $311,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1981 Seminole Harbor Dr	0.73mi	3/2.0 (-1)	1,268 (+12%)	14mo	$350,000	$276	24

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $27,310
• Equity at exit: $43,971

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $120,271
• Equity at exit: $25,498

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 33920

• Home prices YoY: -11.8%
• Active inventory: 456
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $1,180

Break-even live

Break-even rent $2,306

Max offer price $294,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,347	-5% $1,264	+0% $1,180	+5% $1,097	+10% $1,013
Rent	-10% $880	-5% $1,030	+0% $1,180	+5% $1,330	+10% $1,480
Rate	-1.0pp $1,329	-0.5pp $1,255	base $1,180	+0.5pp $1,104	+1.0pp $1,026

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17621 Oak Creek Rd Alva, FL	3.0	2.0	1312	$3,800	$2.90	16d	1	0.62mi

Listing history 30 events

1. 2026-06-17
   pricedays on market $294,900 Active 167 DOM
2. 2026-06-16
   days on market $299,900 Active 166 DOM
3. 2026-06-15
   days on market $299,900 Active 165 DOM
4. 2026-06-13
   days on market $299,900 Active 163 DOM
5. 2026-06-10
   days on market $299,900 Active 160 DOM
6. 2026-06-09
   days on market $299,900 Active 159 DOM
7. 2026-06-07
   days on market $299,900 Active 157 DOM
8. 2026-06-02
   days on market $299,900 Active 152 DOM
9. 2026-06-01
   days on market $299,900 Active 151 DOM
10. 2026-06-01
    days on market $299,900 Active 150 DOM
11. 2026-04-10
    price $299,900
12. 2026-03-10
    price $309,000
13. 2026-02-17
    price $316,000
14. 2026-02-02
    price $319,900
15. 2026-01-19
    price $323,000
16. 2025-12-31
    listed $330,000 Active
17. 2025-05-30
    historical
18. 2024-12-10
    price $260,000
19. 2024-10-25
    listed $280,000 Active
20. 2022-03-01
    soldstatus $259,000 Closed 383-char remark

    Show marketing remark (383 chars)

    BACK ON MARKET, REMODELED GEM ON 1/2 ACRE LOT IN THE CENTER OF IT ALL. .. .. .. .OWNER HAS REMODELED INTERIOR WITH BEAUTIFUL RESULTS FOR LARGE FAMILY. .. 3 GOOD SIZE BEDROOMS, 2 FULLY REMODELED BATHROOMS AND NEW A/C, HOT WATER HEATER, APPLIANCES, WINDOWS AND SO MUCH MORE. .. .SELLER SAYS WORK IS DONE AND ITS TIME TO SELL IT SO COME AND SEE THIS REMODELED HOME TODAY. .. .. .. .. ..

21. 2022-02-28
    soldstatus $259,000
22. 2022-02-03
    price $1,980
23. 2022-01-07
    status Pending 383-char remark

    Show marketing remark (383 chars)

    BACK ON MARKET, REMODELED GEM ON 1/2 ACRE LOT IN THE CENTER OF IT ALL. .. .. .. .OWNER HAS REMODELED INTERIOR WITH BEAUTIFUL RESULTS FOR LARGE FAMILY. .. 3 GOOD SIZE BEDROOMS, 2 FULLY REMODELED BATHROOMS AND NEW A/C, HOT WATER HEATER, APPLIANCES, WINDOWS AND SO MUCH MORE. .. .SELLER SAYS WORK IS DONE AND ITS TIME TO SELL IT SO COME AND SEE THIS REMODELED HOME TODAY. .. .. .. .. ..

24. 2021-10-04
    status Active 383-char remark

    Show marketing remark (383 chars)

    BACK ON MARKET, REMODELED GEM ON 1/2 ACRE LOT IN THE CENTER OF IT ALL. .. .. .. .OWNER HAS REMODELED INTERIOR WITH BEAUTIFUL RESULTS FOR LARGE FAMILY. .. 3 GOOD SIZE BEDROOMS, 2 FULLY REMODELED BATHROOMS AND NEW A/C, HOT WATER HEATER, APPLIANCES, WINDOWS AND SO MUCH MORE. .. .SELLER SAYS WORK IS DONE AND ITS TIME TO SELL IT SO COME AND SEE THIS REMODELED HOME TODAY. .. .. .. .. ..

25. 2021-09-23
    status Pending 383-char remark

    Show marketing remark (383 chars)

    BACK ON MARKET, REMODELED GEM ON 1/2 ACRE LOT IN THE CENTER OF IT ALL. .. .. .. .OWNER HAS REMODELED INTERIOR WITH BEAUTIFUL RESULTS FOR LARGE FAMILY. .. 3 GOOD SIZE BEDROOMS, 2 FULLY REMODELED BATHROOMS AND NEW A/C, HOT WATER HEATER, APPLIANCES, WINDOWS AND SO MUCH MORE. .. .SELLER SAYS WORK IS DONE AND ITS TIME TO SELL IT SO COME AND SEE THIS REMODELED HOME TODAY. .. .. .. .. ..

26. 2021-08-16
    listed $259,000 Active 383-char remark

    Show marketing remark (383 chars)

    BACK ON MARKET, REMODELED GEM ON 1/2 ACRE LOT IN THE CENTER OF IT ALL. .. .. .. .OWNER HAS REMODELED INTERIOR WITH BEAUTIFUL RESULTS FOR LARGE FAMILY. .. 3 GOOD SIZE BEDROOMS, 2 FULLY REMODELED BATHROOMS AND NEW A/C, HOT WATER HEATER, APPLIANCES, WINDOWS AND SO MUCH MORE. .. .SELLER SAYS WORK IS DONE AND ITS TIME TO SELL IT SO COME AND SEE THIS REMODELED HOME TODAY. .. .. .. .. ..

27. 2021-05-13
    soldstatus $110,000
28. 2021-05-04
    soldstatus $110,000
29. 1977-08-01
    soldstatus $11,200
30. 1969-05-01
    soldstatus $11,200

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$619/yr (+$52/mo · 33.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 28 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: $45,600
• − Mortgage interest: −$16,519
• − Property taxes: −$1,828
• − Insurance: −$1,474
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − Depreciation: −$8,579
• Taxable income: $9,903
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $11,787/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Alva

• Score: 68/100
• State rank: #514
• US rank: #9471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alva, FL
• Population (ZIP): 7,689

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 6% Portuguese 5% German 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.83%
• Current HPI: 355.9229
• 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

+2577.7% since first listed

20 events — show timeline

• 2026-04-10 Price Changed $299,900 FORTMLS
• 2026-03-10 Price Changed $309,000 FORTMLS
• 2026-02-17 Price Changed $316,000 FORTMLS
• 2026-02-02 Price Changed $319,900 FORTMLS
• 2026-01-19 Price Changed $323,000 FORTMLS
• 2025-12-31 Listed $330,000 FORTMLS
• 2025-05-30 Listing Removed — FORTMLS
• 2024-12-10 Price Changed $260,000 FORTMLS
• 2024-10-25 Listed $280,000 FORTMLS
• 2022-03-01 Sold (MLS) $259,000 FORTMLS
• 2022-02-28 Sold (Public Records) $259,000 Public Records
• 2022-02-03 Price Changed $1,980 RENT.
• 2022-01-07 Pending — FORTMLS
• 2021-10-04 Relisted — FORTMLS
• 2021-09-23 Pending — FORTMLS
• 2021-08-16 Listed $259,000 FORTMLS
• 2021-05-13 Sold (Public Records) $110,000 Public Records
• 2021-05-04 Sold (Public Records) $110,000 Public Records
• 1977-08-01 Sold (Public Records) $11,200 Public Records
• 1969-05-01 Sold (Public Records) $11,200 Public Records

Property tax history

+19.5%/yr

Latest (2025): $1,828 · -28.2% YoY. Source: county tax records.