2321 Thurlow St · Alva, FL 33920

$330,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 631 Days on market

Built 1980 10,454 sqft lot

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in the sought after community of River Oaks. This home is ready for some love. Make this home your own- Carpeting, baseboards, doors and doorframes were all removed due to damage from the prior tenant and pets. Keep an open mind for the potential here when you view this home- Roof and AC replaced in 2018. Sitting on a half-acre lot with beautiful oak trees- the empty lot is ready to be cleared and become the home of your new pole barn or shed- the right lot is fully fenced and has plenty of room for a pool in the spacious backyard. Come see this opportunity today!

Key facts

• Landscaped backyard
• Adjacent wooded lot
• 0.24 acre lot

Tags

• RECENTLY RENOVATED PROPERTY
• ADJACENT WOODED LOT
• NEWLY UPDATED APPLIANCE
• LANDSCAPED BACKYARD
• NESTLED OFF PALM BEACH BLVD

Property features AI

Finance

• Other: Single unit on the property
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s)
• Utilities: Cable available; High-speed internet available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; Faces west; Resale property; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Fenced yard; Room for a pool; Oversized lot; Public maintained road; East exposure

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Garbage disposal; Microwave; Range; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom(s) included (rooms listed include den, family room, great room — see room list)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Breakfast area; Separate/formal dining room; French doors/atrium doors; Pantry; Shower only (separate shower); Cable TV; Bar; Window treatments; Split bedrooms; Single hung windows; Window coverings
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-7 ($-81/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (18.2% below list).
• Recommended offer: $270k (18.2% below list) — sets the bar for 1% rule.

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; 2 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 $10k 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.

Negotiation context

• It's been on market 631 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; list at $330k implies a 61% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 631 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-53,949
• Equity at exit: $49,204

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-47,717
• Equity at exit: $28,532

Cash invested: $92,400 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-7

Break-even live

Break-even rent $2,709

Max offer price $328,809

Occupancy floor 95%

Sensitivity live

Price	-10% $180	-5% $87	+0% $-7	+5% $-100	+10% $-194
Rent	-10% $-220	-5% $-113	+0% $-7	+5% $100	+10% $207
Rate	-1.0pp $159	-0.5pp $77	base $-7	+0.5pp $-92	+1.0pp $-179

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 Waylife Ct Alva, FL	3.0	2.0	1661	$2,700	$1.63	4d	1	0.32mi
2111 Waylife Ct Alva, FL	3.0	2.0	1661	$2,700	$1.63	24d	1	0.32mi

Listing history 20 events

1. 2026-06-17
   days on market $330,000 Active 631 DOM
2. 2026-06-16
   days on market $330,000 Active 630 DOM
3. 2026-06-16
   days on market $330,000 Active 629 DOM
4. 2026-06-13
   days on market $330,000 Active 627 DOM
5. 2026-06-09
   days on market $330,000 Active 623 DOM
6. 2026-06-07
   days on market $330,000 Active 621 DOM
7. 2026-06-01
   days on market $330,000 Active 615 DOM
8. 2026-06-01
   days on market $330,000 Active 614 DOM
9. 2025-02-21
   status Active
10. 2025-02-14
    status Pending
11. 2024-12-06
    price $330,000
12. 2024-09-16
    listed $370,000 Active
13. 2024-07-07
    historical
14. 2024-06-06
    price $395,500
15. 2024-03-29
    price $425,000
16. 2024-02-05
    listed $435,000 Active
17. 2023-07-19
    soldstatus $205,100
18. 2023-07-18
    soldstatus $205,100 Closed 593-char remark

    Show marketing remark (593 chars)

    Investment opportunity in the sought after community of River Oaks. This home is ready for some love. Make this home your own- Carpeting, baseboards, doors and doorframes were all removed due to damage from the prior tenant and pets. Keep an open mind for the potential here when you view this home- Roof and AC replaced in 2018. Sitting on a half-acre lot with beautiful oak trees- the empty lot is ready to be cleared and become the home of your new pole barn or shed- the right lot is fully fenced and has plenty of room for a pool in the spacious backyard. Come see this opportunity today!

19. 2023-07-07
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Investment opportunity in the sought after community of River Oaks. This home is ready for some love. Make this home your own- Carpeting, baseboards, doors and doorframes were all removed due to damage from the prior tenant and pets. Keep an open mind for the potential here when you view this home- Roof and AC replaced in 2018. Sitting on a half-acre lot with beautiful oak trees- the empty lot is ready to be cleared and become the home of your new pole barn or shed- the right lot is fully fenced and has plenty of room for a pool in the spacious backyard. Come see this opportunity today!

20. 2023-07-04
    listed $200,000 Active 593-char remark

    Show marketing remark (593 chars)

    Investment opportunity in the sought after community of River Oaks. This home is ready for some love. Make this home your own- Carpeting, baseboards, doors and doorframes were all removed due to damage from the prior tenant and pets. Keep an open mind for the potential here when you view this home- Roof and AC replaced in 2018. Sitting on a half-acre lot with beautiful oak trees- the empty lot is ready to be cleared and become the home of your new pole barn or shed- the right lot is fully fenced and has plenty of room for a pool in the spacious backyard. Come see this opportunity today!

ⓘ 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: $3,260 · $272/mo
• Projected year-2 tax: $3,260 · $272/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$18,485
• − Property taxes: −$3,260
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$9,600
• Taxable loss: −$5,779
• Est. tax savings @ 24.0%: +$1,387
• After-tax cash flow: $1,306/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

+65.0% since first listed

12 events — show timeline

• 2025-02-21 Relisted — FORTMLS
• 2025-02-14 Pending — FORTMLS
• 2024-12-06 Price Changed $330,000 FORTMLS
• 2024-09-16 Listed $370,000 FORTMLS
• 2024-07-07 Listing Removed — FORTMLS
• 2024-06-06 Price Changed $395,500 FORTMLS
• 2024-03-29 Price Changed $425,000 FORTMLS
• 2024-02-05 Listed $435,000 FORTMLS
• 2023-07-19 Sold (Public Records) $205,100 Public Records
• 2023-07-18 Sold (MLS) $205,100 FORTMLS
• 2023-07-07 Pending — FORTMLS
• 2023-07-04 Listed $200,000 FORTMLS

Property tax history

+10.7%/yr

Latest (2025): $3,260 · -1.0% YoY. Source: county tax records.