102 NE 8th Ave · Okeechobee, FL 34972

$159,000

2 bd · 2.0 ba · 1,078 sqft · Manufactured public records · 140 Days on market

Built 1992 5,857 sqft lot Est $176k · 10% 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 +27.6/30.0
• ARV discount +11.8/15.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks MLS

~NO HOA~ Charming 2/2 DWMH conveniently located in river run resort. The inside features an open concept living and newly updated kitchen with beautiful granite countertops. Tons of windows to allow natural light. Large screened in patio over looking a private backyard with premium above ground pool. New metal roof and storage shed, plenty of parking and a 30amp hookup for your RV/camper. .. call today

Key facts

• Low-maintenance lot
• No lot rent
• Land ownership

Tags

• LAND OWNERSHIP
• NO HOA
• NO LOT RENT
• LOW-MAINTENANCE LOT
• QUIET DEAD-END NEIGHBORHOOD
• EASY ACCESS TO MAIN ROAD

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Manufactured home; Single-story; Faces east; Resale property
• Construction: Modular construction; Metal roof; Built (model: BARR)
• Exterior features: Porch; Not waterfront

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; High ceilings; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Market conditions: 644 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $130k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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: 1.19% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $175,714
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 SE 5th Ave	0.37mi	3/1.5 (+1)	1,051 (-2%)	2mo	$90,000	$86	70
107 NE 8th Ave	0.04mi	2/2.0	1,198 (+11%)	16mo	$224,000	$187	66
209 SE 8th St	0.73mi	3/2.0 (+1)	1,181 (+10%)	4mo	$193,000	$163	42

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,448
• Equity at exit: $23,707

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $42,724
• Equity at exit: $13,747

Cash invested: $44,520 (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 34972

• Home prices YoY: -1.5%
• Active inventory: 644
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $475

Break-even live

Break-even rent $1,292

Max offer price $159,000

Occupancy floor 70%

Sensitivity live

Price	-10% $565	-5% $520	+0% $475	+5% $430	+10% $385
Rent	-10% $325	-5% $400	+0% $475	+5% $549	+10% $624
Rate	-1.0pp $555	-0.5pp $515	base $475	+0.5pp $433	+1.0pp $392

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $159,000 Active 140 DOM
2. 2026-06-18
   days on market $159,000 Active 139 DOM
3. 2026-06-17
   days on market $159,000 Active 138 DOM
4. 2026-06-16
   days on market $159,000 Active 137 DOM
5. 2026-06-15
   days on market $159,000 Active 136 DOM
6. 2026-06-14
   days on market $159,000 Active 134 DOM
7. 2026-06-10
   days on market $159,000 Active 131 DOM
8. 2026-06-09
   days on market $159,000 Active 130 DOM
9. 2026-06-08
   days on market $159,000 Active 129 DOM
10. 2026-06-07
    days on market $159,000 Active 128 DOM
11. 2026-06-05
    days on market $159,000 Active 125 DOM
12. 2026-06-03
    days on market $159,000 Active 124 DOM
13. 2026-06-02
    days on market $159,000 Active 123 DOM
14. 2026-06-01
    days on market $159,000 Active 122 DOM
15. 2026-05-31
    days on market $159,000 Active 121 DOM
16. 2026-05-30
    days on market $159,000 Active 120 DOM
17. 2026-01-30
    listed $159,000 Active
18. 2022-06-13
    soldstatus $130,000 Closed 405-char remark

    Show marketing remark (405 chars)

    ~NO HOA~ Charming 2/2 DWMH conveniently located in river run resort. The inside features an open concept living and newly updated kitchen with beautiful granite countertops. Tons of windows to allow natural light. Large screened in patio over looking a private backyard with premium above ground pool. New metal roof and storage shed, plenty of parking and a 30amp hookup for your RV/camper. .. call today

19. 2022-06-13
    soldstatus $130,000

    Show marketing remark (405 chars)

    ~NO HOA~ Charming 2/2 DWMH conveniently located in river run resort. The inside features an open concept living and newly updated kitchen with beautiful granite countertops. Tons of windows to allow natural light. Large screened in patio over looking a private backyard with premium above ground pool. New metal roof and storage shed, plenty of parking and a 30amp hookup for your RV/camper. .. call today

20. 2022-04-24
    status Pending 405-char remark

    Show marketing remark (405 chars)

    ~NO HOA~ Charming 2/2 DWMH conveniently located in river run resort. The inside features an open concept living and newly updated kitchen with beautiful granite countertops. Tons of windows to allow natural light. Large screened in patio over looking a private backyard with premium above ground pool. New metal roof and storage shed, plenty of parking and a 30amp hookup for your RV/camper. .. call today

21. 2022-04-02
    listed $129,900 Active 405-char remark

    Show marketing remark (405 chars)

    ~NO HOA~ Charming 2/2 DWMH conveniently located in river run resort. The inside features an open concept living and newly updated kitchen with beautiful granite countertops. Tons of windows to allow natural light. Large screened in patio over looking a private backyard with premium above ground pool. New metal roof and storage shed, plenty of parking and a 30amp hookup for your RV/camper. .. call today

22. 2008-02-22
    soldstatus $50,000
23. 2008-02-08
    soldstatus $50,000 70-char remark

    Show marketing remark (70 chars)

    HURRICAN DAMAGE, NEED OF TLC, SCREEN PORCH AND CARPORT, AS IS CONTRACT

24. 2007-12-26
    listed $59,000 70-char remark

    Show marketing remark (70 chars)

    HURRICAN DAMAGE, NEED OF TLC, SCREEN PORCH AND CARPORT, AS IS CONTRACT

25. 1991-08-01
    soldstatus $8,500

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,718
• − Mortgage interest: −$8,906
• − Property taxes: −$1,450
• − Insurance: −$795
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$4,625
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,903/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

• Census place: Okeechobee, FL
• City population: 23,975
• Population (ZIP): 19,185

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 30% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 0%

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: ▼ -5.94%
• Current HPI: 389.1156
• 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

+1770.6% since first listed

9 events — show timeline

• 2026-01-30 Listed $159,000 Beaches MLS
• 2022-06-13 Sold (Public Records) $130,000 Public Records
• 2022-06-13 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-02 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2008-02-22 Sold (Public Records) $50,000 Public Records
• 2008-02-08 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-26 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 1991-08-01 Sold (Public Records) $8,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,450 · -1.4% YoY. Source: county tax records.