4350 SW 10th Ave · Okeechobee, FL 34974

$215,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 24 Days on market

Built 2017 10,000 sqft lot Est $186k · 16% over $72/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PALM VILLAGE RANCHES- 55+ HOA Community. Enjoy all community amenities. heated pool, clubhouse and common areas. Garbage pick-up & lawn maintenance included. HOA application Fee $25.00. To be interviewed per HOA- please call 863-763-3636.HOA fee is $312.00 DUE TWICE A YEAR- JAN AND JULY. Land Use = RES,

Key facts

• 0.23 acre lot
• 5 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Community association with monthly fee; HOA fee $72 per month; Association amenities include clubhouse, pool, and street lights; Association fee covers cable TV, common areas, hot water, and recreation facility; Senior community

Exterior

• Parking: Total parking for 5 vehicles; Attached carport (1 covered/carport space); Four open parking spaces; Strip/slab parking
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Mobile home; One story; First-floor entry; Faces west; Resale condition
• Construction: Aluminum siding; Shingle/composition roof; Built as single-story (one level)
• Exterior features: Open porch; Porch; Outbuilding on property; Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Closet cabinetry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $16 ($197/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 $182k (15.2% below list).
• Recommended offer: $182k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% in Okeechobee — 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 77/100 on livability (#210 in FL, #3,234 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Okeechobee (town): math 44% / reading 42% proficiency, ranked #58 of 73 in FL (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Elementary School (math 38% / reading 49%, grade F, #1,345 of 2,144 statewide, top 64%, 573 students, 61% FRL); Osceola Middle School (math 53% / reading 36%, grade D, #320 of 571 statewide, top 57%, 753 students, 67% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL).
• Market conditions: 405 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Okeechobee County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $10k; list at $215k implies a 2050% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,293 (15.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $185,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 SW 44th Blvd	0.09mi	3/2.0	1,296 (+1%)	19mo	$279,000	$215	78
1300 SW 44th Blvd	0.21mi	2/2.0 (-1)	1,325 (+4%)	16mo	$238,000	$180	66
1628 SW 35 Cir	0.39mi	3/2.0	1,320 (+3%)	13mo	$210,000	$159	66
1625 SW 35th Cir	0.41mi	2/2.0 (-1)	1,152 (-10%)	2mo	$160,000	$139	58
1622 SW 35th Cir	0.42mi	2/2.0 (-1)	1,416 (+11%)	0mo	$205,000	$145	57
1607 SW 35th Cir	0.46mi	3/2.0	1,394 (+9%)	14mo	$205,000	$147	52
1575 SW 35th Cir	0.54mi	2/2.0 (-1)	1,181 (-8%)	18mo	$162,650	$138	42
1556 SW 35th Cir	0.57mi	2/2.0 (-1)	1,430 (+12%)	13mo	$207,000	$145	38
1517 SW 35th Cir	0.66mi	2/2.0 (-1)	1,150 (-10%)	20mo	$160,000	$139	31
1730 SW 35th Cir	0.53mi	2/2.0 (-1)	1,438 (+12%)	24mo	$186,000	$129	30

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-33,804
• Equity at exit: $32,057

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-28,133
• Equity at exit: $18,589

Cash invested: $60,200 (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 34974

• Home prices YoY: -15.6%
• Active inventory: 405
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$90
• HOA: −$72
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $16

Break-even live

Break-even rent $1,802

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $138	-5% $77	+0% $16	+5% $-44	+10% $-105
Rent	-10% $-128	-5% $-56	+0% $16	+5% $88	+10% $160
Rate	-1.0pp $125	-0.5pp $71	base $16	+0.5pp $-39	+1.0pp $-96

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: trashpool

Listing history 26 events

1. 2026-06-22
   days on market $215,000 Active 24 DOM
2. 2026-06-19
   days on market $215,000 Active 22 DOM
3. 2026-06-18
   days on market $215,000 Active 21 DOM
4. 2026-06-17
   days on market $215,000 Active 20 DOM
5. 2026-06-16
   days on market $215,000 Active 19 DOM
6. 2026-06-15
   days on market $215,000 Active 18 DOM
7. 2026-06-14
   days on market $215,000 Active 16 DOM
8. 2026-06-10
   days on market $215,000 Active 13 DOM
9. 2026-06-09
   days on market $215,000 Active 12 DOM
10. 2026-06-08
    days on market $215,000 Active 11 DOM
11. 2026-06-07
    days on market $215,000 Active 10 DOM
12. 2026-06-05
    days on market $215,000 Active 7 DOM
13. 2026-06-03
    days on market $215,000 Active 6 DOM
14. 2026-06-02
    days on market $215,000 Active 5 DOM
15. 2026-06-01
    days on market $215,000 Active 4 DOM
16. 2026-05-31
    days on market $215,000 Active 3 DOM
17. 2026-05-30
    days on market $215,000 Active 2 DOM
18. 2026-05-28
    listed $215,000 Active
19. 2026-04-30
    historical
20. 2026-04-08
    price $215,000
21. 2026-01-16
    listed $220,000 Active
22. 2017-01-24
    soldstatus $10,000
23. 2017-01-20
    soldstatus $10,000 310-char remark

    Show marketing remark (310 chars)

    PALM VILLAGE RANCHES- 55+ HOA Community. Enjoy all community amenities. heated pool, clubhouse and common areas. Garbage pick-up & lawn maintenance included. HOA application Fee $25.00. To be interviewed per HOA- please call 863-763-3636.HOA fee is $312.00 DUE TWICE A YEAR- JAN AND JULY. Land Use = RES,

24. 2016-08-29
    listed $6,950 310-char remark

    Show marketing remark (310 chars)

    PALM VILLAGE RANCHES- 55+ HOA Community. Enjoy all community amenities. heated pool, clubhouse and common areas. Garbage pick-up & lawn maintenance included. HOA application Fee $25.00. To be interviewed per HOA- please call 863-763-3636.HOA fee is $312.00 DUE TWICE A YEAR- JAN AND JULY. Land Use = RES,

25. 2015-02-24
    soldstatus $51,000
26. 2005-03-04
    soldstatus $134,000

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$169/yr (+$14/mo · 10.5%)

ⓘ 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 4/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,875
• − Mortgage interest: −$12,043
• − Property taxes: −$1,616
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$864
• − Depreciation: −$6,255
• Taxable loss: −$3,477
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $1,032/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: Okeechobee
• NCES district ID: 1201410
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $36,710
• Composite: 35.73/100
• National rank: #4855
• State rank: #58 of 73 in FL

Livability — Okeechobee

• Score: 77/100
• State rank: #210
• US rank: #3234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Okeechobee County · 23,975 people
• City population: 23,975
• Metro: Okeechobee, FL
• Population (ZIP): 23,975
• Household income: $53,013
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 399.0

Population outlook (Okeechobee County) Hauer SSP2

• Today (2025): 37,273 people
• By 2030: 35,885 · -3.7%
• By 2040: 32,931 · -11.6%
• By 2050: 29,433 · -21.0%
• By 2075: 19,607 · -47.4%
• By 2100: 11,814 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Okeechobee

• 2024 margin: Solid R (+53.8) · D 22.9% · R 76.7%
• 2008→2024 swing: -34.6pp toward R · 2008: -19.2pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+44.4 2016: R+39.5 2012: R+20.0 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.47%
• Current HPI: 348.6692
• Rent YoY: —
• Metro: Okeechobee, 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

+60.4% since first listed

9 events — show timeline

• 2026-05-28 Listed $215,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-08 Price Changed $215,000 Beaches MLS
• 2026-01-16 Listed $220,000 Beaches MLS
• 2017-01-24 Sold (Public Records) $10,000 Public Records
• 2017-01-20 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-29 Listed $6,950 Stellar MLS as Distributed by MLS Grid
• 2015-02-24 Sold (Public Records) $51,000 Public Records
• 2005-03-04 Sold (Public Records) $134,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $1,616 · +4.6% YoY. Source: county tax records.