631 Stanton St · Clewiston, FL 33440

$199,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 47 Days on market

Built 2021 7,840 sqft lot Est $180k · 11% over

---

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).

• Cash flow +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bath single-wide mobile home situated on 0.18 acres with no lot rent—you own the land! Enjoy the peace of mind that comes with county-only taxes and Florida Power & Light (FPL) service—keeping monthly costs more affordable. This newer home offers a comfortable and functional layout, perfect for everyday living or a great investment opportunity. The property has been well cared for and is move-in ready. Conveniently located just minutes from town, you’ll have easy access to shopping, dining, and local amenities while still enjoying a quiet setting. Whether you’re a first-time buyer, downsizing, or looking fo

Key facts

• 7,840 sq ft lot
• Built 2021
• Listed 47 days

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee includes sewer

Exterior

• Parking: Detached parking
• Security: Smoke detectors
• Utilities: Cable available; Sewer assessment paid; Water assessment paid; Public paved road
• Home design: Manufactured home; One story; Entry level: 1; Faces east; Resale condition
• Construction: Aluminum siding; Shingle roof
• Exterior features: No notable exterior features listed; West exposure

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Bathtub; Living/dining room; Separate shower; Split bedrooms; Double-hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (3.7% below list).
• Recommended offer: $192k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.0% in Clewiston — 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 70/100 on livability (#436 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, employment D, 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: 405 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,444 (3.7% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.96% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $179,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Bowden Rd	0.62mi	3/2.0	1,188 (-2%)	12mo	$180,000	$152	57
715 Seminole Ave	0.43mi	3/2.0	1,080 (-11%)	20mo	$160,000	$148	44
611 Sabal Ave	0.59mi	2/2.0 (-1)	1,344 (+10%)	8mo	$165,000	$123	43

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-21,027
• Equity at exit: $29,806

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,663
• Equity at exit: $17,284

Cash invested: $55,972 (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: 405
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $178

Break-even live

Break-even rent $1,699

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $292	-5% $235	+0% $178	+5% $122	+10% $65
Rent	-10% $26	-5% $102	+0% $178	+5% $254	+10% $330
Rate	-1.0pp $279	-0.5pp $229	base $178	+0.5pp $127	+1.0pp $74

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $199,900 Active 47 DOM
2. 2026-06-18
   days on market $199,900 Active 44 DOM
3. 2026-06-17
   days on market $199,900 Active 43 DOM
4. 2026-06-16
   days on market $199,900 Active 42 DOM
5. 2026-06-15
   days on market $199,900 Active 41 DOM
6. 2026-06-13
   days on market $199,900 Active 39 DOM
7. 2026-06-13
   days on market $199,900 Active 38 DOM
8. 2026-06-10
   days on market $199,900 Active 36 DOM
9. 2026-06-09
   days on market $199,900 Active 35 DOM
10. 2026-06-08
    days on market $199,900 Active 34 DOM
11. 2026-06-07
    days on market $199,900 Active 33 DOM
12. 2026-06-03
    days on market $199,900 Active 29 DOM
13. 2026-06-02
    days on market $199,900 Active 28 DOM
14. 2026-06-01
    days on market $199,900 Active 27 DOM
15. 2026-05-31
    days on market $199,900 Active 26 DOM
16. 2026-05-18
    price $199,900
17. 2026-05-05
    listed $210,000 Active
18. 1996-01-01
    soldstatus $324,500
19. 1984-12-01
    soldstatus $750,000

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,524 · $210/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $23,093
• − Mortgage interest: −$11,198
• − Property taxes: −$2,524
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,815
• Taxable loss: −$1,138
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $2,414/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 — Clewiston

• Score: 70/100
• State rank: #436
• US rank: #7801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-73.3% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $199,900 FORTMLS
• 2026-05-05 Listed $210,000 FORTMLS
• 1996-01-01 Sold (Public Records) $324,500 Public Records
• 1984-12-01 Sold (Public Records) $750,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $2,524 · -2.3% YoY. Source: county tax records.