603 Marcella Ave · Pioneer, FL 33935

$275,500

3 bd · 2.0 ba · 1,356 sqft · Land · 659 Days on market

Built 2024 8,712 sqft lot ↓ 50% since listing

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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 +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Quality Quality Quality by Blue Line Homes. Granite tops on SOLID WOOD soft close cabinets, 10ft beam with coffers in great room & master bdrm, MASTER WALK IN CLOSET, rain head & wall head in master shower, duel master vanities, icynene spray insulation, KOHLER toilets, tankless water heater, High efficiency HVAC system, exterior soffit lighting. METAL ROOF & IMPACT RESISTANT WINDOWS. Bonus wall mounted TV with full price contract!! Even has full gutters! 1 year bldr warranty included. We have more builds coming soon! (Some pictures from our other builds)

Key facts

• Rain head in shower
• 8,712 sq ft lot
• 2 garage spots

Tags

• GRANITE TOPS ON CABINETS
• PLANK TILE THROUGHOUT
• MASTER WALK-IN CLOSET
• RAIN HEAD IN SHOWER
• HIGH EFFICIENCY HVAC SYSTEM

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage (covered)
• Security: Security / high-impact doors
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-story home; New construction; East-facing entry; Entry level 1
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Security / high-impact doors; Rectangular lot; West exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Icemaker / refrigerator with ice maker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Eat-in kitchen; Pantry; Multiple shower heads; Separate shower (shower only)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $276k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (17.9% below list).
• Recommended offer: $226k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#727 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Country Oaks Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 893 students, 75% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,261/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 659 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,146 (17.9% 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 659 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $142,604
• Equity at exit: $248,192

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $425,890
• Equity at exit: $535,236

Cash invested: $77,140 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 950
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,261 medium
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$344 /mo · $4,132/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-117

Break-even live

Break-even rent $2,410

Max offer price $258,517

Occupancy floor —

Sensitivity live

Price	-10% $73	-5% $-22	+0% $-117	+5% $-213	+10% $-308
Rent	-10% $-296	-5% $-207	+0% $-117	+5% $-28	+10% $61
Rate	-1.0pp $21	-0.5pp $-47	base $-117	+0.5pp $-189	+1.0pp $-261

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: $68,875
• Closing costs: $8,265
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Royce Rd Labelle, FL	3.0	2.0	1462	$2,100	$1.44	16d	1	0.07mi
513 Ella Jean Pl Labelle, FL	4.0	2.0	1485	$2,000	$1.35	25d	1	0.25mi
1305 Andover Dr Labelle, FL	3.0	2.0	1750	$2,400	$1.37	25d	1	0.51mi

Listing history 45 events

1. 2026-06-13
   pricedays on market $275,500 Active 659 DOM
2. 2026-06-10
   pricedays on market $276,000 Active 657 DOM
3. 2026-06-09
   days on market $276,500 Active 656 DOM
4. 2026-06-08
   days on market $276,500 Active 655 DOM
5. 2026-06-07
   days on market $276,500 Active 654 DOM
6. 2026-06-03
   days on market $276,500 Active 650 DOM
7. 2026-06-02
   pricedays on market $276,500 Active 649 DOM
8. 2026-06-01
   days on market $277,000 Active 648 DOM
9. 2026-05-31
   days on market $277,000 Active 647 DOM
10. 2026-05-21
    price $277,500
11. 2026-05-14
    price $278,000
12. 2026-05-11
    price $278,450
13. 2026-05-06
    price $278,950
14. 2026-04-30
    price $279,750
15. 2026-04-29
    price $280,750
16. 2026-04-28
    price $281,750
17. 2026-04-27
    price $282,750
18. 2026-04-22
    price $283,750
19. 2026-03-31
    price $284,000
20. 2026-03-16
    price $284,950
21. 2026-03-11
    price $285,950
22. 2026-03-10
    price $286,950
23. 2026-02-25
    price $287,500
24. 2026-02-10
    price $288,000
25. 2026-02-05
    price $288,500
26. 2026-01-29
    price $289,000
27. 2026-01-20
    price $289,500
28. 2025-12-15
    price $289,950
29. 2025-12-11
    price $293,000
30. 2025-08-15
    price $297,500
31. 2025-08-05
    price $298,000
32. 2025-07-22
    price $298,500
33. 2025-07-17
    price $299,000
34. 2025-06-26
    price $299,500
35. 2025-05-28
    price $299,950
36. 2025-05-07
    price $301,000
37. 2025-04-14
    price $301,500
38. 2025-04-11
    price $302,000
39. 2025-04-07
    price $302,500
40. 2025-03-31
    price $303,000
41. 2025-03-27
    price $303,500
42. 2025-03-18
    price $304,000
43. 2025-03-10
    price $304,500
44. 2024-08-22
    listed $305,000 Active
45. 2003-05-30
    soldstatus $550,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $27,138
• − Mortgage interest: −$15,432
• − Property taxes: −$4,132
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$8,015
• Taxable loss: −$6,161
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $70/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 — Pioneer

• Score: 63/100
• State rank: #727
• US rank: #15534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendry County · 23,186 people
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

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: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, 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

-49.5% since first listed

36 events — show timeline

• 2026-05-21 Price Changed $277,500 FORTMLS
• 2026-05-14 Price Changed $278,000 FORTMLS
• 2026-05-11 Price Changed $278,450 FORTMLS
• 2026-05-06 Price Changed $278,950 FORTMLS
• 2026-04-30 Price Changed $279,750 FORTMLS
• 2026-04-29 Price Changed $280,750 FORTMLS
• 2026-04-28 Price Changed $281,750 FORTMLS
• 2026-04-27 Price Changed $282,750 FORTMLS
• 2026-04-22 Price Changed $283,750 FORTMLS
• 2026-03-31 Price Changed $284,000 FORTMLS
• 2026-03-16 Price Changed $284,950 FORTMLS
• 2026-03-11 Price Changed $285,950 FORTMLS
• 2026-03-10 Price Changed $286,950 FORTMLS
• 2026-02-25 Price Changed $287,500 FORTMLS
• 2026-02-10 Price Changed $288,000 FORTMLS
• 2026-02-05 Price Changed $288,500 FORTMLS
• 2026-01-29 Price Changed $289,000 FORTMLS
• 2026-01-20 Price Changed $289,500 FORTMLS
• 2025-12-15 Price Changed $289,950 FORTMLS
• 2025-12-11 Price Changed $293,000 FORTMLS
• 2025-08-15 Price Changed $297,500 FORTMLS
• 2025-08-05 Price Changed $298,000 FORTMLS
• 2025-07-22 Price Changed $298,500 FORTMLS
• 2025-07-17 Price Changed $299,000 FORTMLS
• 2025-06-26 Price Changed $299,500 FORTMLS
• 2025-05-28 Price Changed $299,950 FORTMLS
• 2025-05-07 Price Changed $301,000 FORTMLS
• 2025-04-14 Price Changed $301,500 FORTMLS
• 2025-04-11 Price Changed $302,000 FORTMLS
• 2025-04-07 Price Changed $302,500 FORTMLS
• 2025-03-31 Price Changed $303,000 FORTMLS
• 2025-03-27 Price Changed $303,500 FORTMLS
• 2025-03-18 Price Changed $304,000 FORTMLS
• 2025-03-10 Price Changed $304,500 FORTMLS
• 2024-08-22 Listed $305,000 FORTMLS
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $410 · -25.2% YoY. Source: county tax records.