563 Camino Real Blvd · Montura, FL 33440

$139,900

3 bd · 2.0 ba · 1,452 sqft · Manufactured public records · 2 Days on market

Built 2009 1.09 ac lot Est $273k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

Have you ever wanted the opportunity to live a "country-lifestyle" but wanted to be still relatively close to major cities? Look no further, as this home in Montura Ranches is yours to own! With just over an hour and a half drive from Fort Myers, West Palm Beach, Fort Lauderdale and Miami, this nicely-maintained property is perfect for a weekend getaway, winter residence or year-long enjoyment. Sitting on a lovely 1.25-acre land with beautiful oaks and pines, pride of ownership is evident throughout this property. This beauty is being used as a weekend retreat by the current owner so most of its furniture is still in excellent condition. Almost everything will go with the sale except for a few personal items. So what are you waiting for? Don't miss out on this opportunity to own paradise. Call now for your private showing!

Key facts

• Oak trees
• Paved road
• Non-leased land

Tags

• DOUBLE-WIDE MOBILE HOME
• NON-LEASED LAND
• PAVED ROAD
• FENCED YARD
• OUTDOOR SPACE
• OAK TREES

Property features AI

Finance

• Other: Property is on approximately 1.09 acres
• Financial info: No rental/lease restrictions indicated
• HOA & community: No HOA/association

Exterior

• Parking: No parking details listed
• Security: No security details listed
• Utilities: Electricity connected; Septic tank; No water source listed
• Home design: Manufactured double-wide home; Single-story; Faces east; Homesteaded
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as manufactured home (double wide)
• Exterior features: Deck; Front porch; Storage shed(s); Chain link fencing; Mature landscaping; Paved lot, concrete road

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry area listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 12.7% vs local median 4.3% in Montura — 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 61/100 on livability (#777 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, 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: 404 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $75k; list at $140k implies a 87% 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; major 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 $139,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $272,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 N Trebol St	0.10mi	3/2.0	1,512 (+4%)	23mo	$235,000	$155	70
410 N Verda St	0.48mi	3/2.0	1,296 (-11%)	1mo	$249,998	$193	59
115 W Marimba Cir	0.71mi	4/2.0 (+1)	1,512 (+4%)	6mo	$285,000	$188	50

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: 16.0%
• Equity multiple: 1.65×
• Total profit: $25,298
• Equity at exit: $20,860

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $83,919
• Equity at exit: $12,096

Cash invested: $39,172 (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: 404
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $752

Break-even live

Break-even rent $1,248

Max offer price $139,900

Occupancy floor 61%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 N Trebol St Clewiston, FL	3.0	2.0	1344	$2,200	$1.64	23d	1	1.29mi

Listing history 19 events

1. 2026-05-20
   status Pending
2. 2026-05-17
   listed $139,900 Active
3. 2019-08-12
   historical
4. 2019-03-05
   price $129,000
5. 2019-02-08
   listed $138,000 Active
6. 2017-05-19
   soldstatus $75,000
7. 2017-05-17
   soldstatus $75,000 Sold 844-char remark

   Show marketing remark (844 chars)

   Have you ever wanted the opportunity to live a "country-lifestyle" but wanted to be still relatively close to major cities? Look no further, as this home in Montura Ranches is yours to own! With just over an hour and a half drive from Fort Myers, West Palm Beach, Fort Lauderdale and Miami, this nicely-maintained property is perfect for a weekend getaway, winter residence or year-long enjoyment. Sitting on a lovely 1.25-acre land with beautiful oaks and pines, pride of ownership is evident throughout this property. This beauty is being used as a weekend retreat by the current owner so most of its furniture is still in excellent condition. Almost everything will go with the sale except for a few personal items. So what are you waiting for? Don't miss out on this opportunity to own paradise. Call now for your private showing!

8. 2017-02-12
   status Pending With Contingencies 844-char remark

   Show marketing remark (844 chars)

   Have you ever wanted the opportunity to live a "country-lifestyle" but wanted to be still relatively close to major cities? Look no further, as this home in Montura Ranches is yours to own! With just over an hour and a half drive from Fort Myers, West Palm Beach, Fort Lauderdale and Miami, this nicely-maintained property is perfect for a weekend getaway, winter residence or year-long enjoyment. Sitting on a lovely 1.25-acre land with beautiful oaks and pines, pride of ownership is evident throughout this property. This beauty is being used as a weekend retreat by the current owner so most of its furniture is still in excellent condition. Almost everything will go with the sale except for a few personal items. So what are you waiting for? Don't miss out on this opportunity to own paradise. Call now for your private showing!

9. 2017-02-04
   listed $88,000 Active 844-char remark

   Show marketing remark (844 chars)

   Have you ever wanted the opportunity to live a "country-lifestyle" but wanted to be still relatively close to major cities? Look no further, as this home in Montura Ranches is yours to own! With just over an hour and a half drive from Fort Myers, West Palm Beach, Fort Lauderdale and Miami, this nicely-maintained property is perfect for a weekend getaway, winter residence or year-long enjoyment. Sitting on a lovely 1.25-acre land with beautiful oaks and pines, pride of ownership is evident throughout this property. This beauty is being used as a weekend retreat by the current owner so most of its furniture is still in excellent condition. Almost everything will go with the sale except for a few personal items. So what are you waiting for? Don't miss out on this opportunity to own paradise. Call now for your private showing!

10. 2017-01-31
    historical
11. 2016-12-07
    listed $88,000 Active
12. 2016-12-06
    status Active
13. 2016-12-06
    historical
14. 2016-10-19
    status Pending
15. 2016-09-10
    listed $89,000 Active
16. 2016-09-01
    historical
17. 2016-07-12
    status Active
18. 2016-07-03
    status Pending
19. 2016-06-05
    listed $89,000 Active

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $26,400
• − Mortgage interest: −$7,837
• − Property taxes: −$2,323
• − Insurance: −$700
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,070
• Taxable income: $7,247
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $7,290/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 — Montura

• Score: 61/100
• State rank: #777
• US rank: #17589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montura, FL
• 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

+57.2% since first listed

19 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-12 Listing Removed — FORTMLS
• 2019-03-05 Price Changed $129,000 FORTMLS
• 2019-02-08 Listed $138,000 FORTMLS
• 2017-05-19 Sold (Public Records) $75,000 Public Records
• 2017-05-17 Sold (MLS) $75,000 FORTMLS
• 2017-02-12 Pending — FORTMLS
• 2017-02-04 Listed $88,000 FORTMLS
• 2017-01-31 Listing Removed — FORTMLS
• 2016-12-07 Listed $88,000 FORTMLS
• 2016-12-06 Relisted — FORTMLS
• 2016-12-06 Listing Removed — FORTMLS
• 2016-10-19 Pending — FORTMLS
• 2016-09-10 Listed $89,000 FORTMLS
• 2016-09-01 Listing Removed — FORTMLS
• 2016-07-12 Relisted — FORTMLS
• 2016-07-03 Pending — FORTMLS
• 2016-06-05 Listed $89,000 FORTMLS

Property tax history

+4.5%/yr

Latest (2025): $2,323 · +0.4% YoY. Source: county tax records.