384 Neighborly Rd · Pioneer, FL 33935

$329,900

3 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 76 Days on market

Built 2024 10,018 sqft lot Est $301k · 10% over ↓ 40% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

Key facts

• Screened front entry
• Screened lanai
• Bidet systems

Tags

• SCREENED FRONT ENTRY
• EXTENDED FRONT PATIO AREA
• FULLY FENCED BACKYARD
• SCREENED LANAI
• UPGRADED SHOWER FIXTURES
• BIDET SYSTEMS

Property features AI

Finance

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

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Security system; Security/high impact doors; Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; Faces north; South exposure
• Construction: Block, concrete and stucco construction; Shingle roof; Resale condition
• Exterior features: Fenced yard; Patio; Lanai; Porch; Screened porch; Security/high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Water softener; Water purifier; Reverse osmosis system
• Bedrooms: Split bedroom layout
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Built-in features; Family/Dining room combination; Living/Dining room; Pantry; Dual sinks; Shower only (separate shower); Cable TV; Walk-in closet(s); Window treatments; Window coverings; Double hung windows; Impact glass
• Laundry & utility: Laundry inside the home; Laundry tub

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 $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (30.4% below list).
• Recommended offer: $230k (30.4% 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: schools A+, cost of living A+, health & safety 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.
• Market conditions: 942 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,296/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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,585 (30.4% 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 76 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $301,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Kansas Ter	0.26mi	3/2.0	1,536 (+1%)	2mo	$284,900	$185	85
526 Braelyn St	0.28mi	3/2.0	1,662 (+9%)	0mo	$327,000	$197	71
124 Bethlehem Pl	0.45mi	3/2.0	1,536 (+1%)	13mo	$302,900	$197	66
637 Royce Rd	0.28mi	3/2.0	1,662 (+9%)	6mo	$329,000	$198	66
202 Jubilee Ter	0.33mi	3/2.0	1,418 (-7%)	9mo	$310,000	$219	66
1207 Andover Dr	0.42mi	3/2.0	1,662 (+9%)	1mo	$327,500	$197	64
605 Marcella Ave	0.31mi	4/2.0 (+1)	1,662 (+9%)	4mo	$330,000	$199	62
1215 Andover Dr	0.39mi	3/2.0	1,662 (+9%)	7mo	$329,000	$198	61
626 Royce Rd	0.33mi	4/2.0 (+1)	1,662 (+9%)	7mo	$330,000	$199	59
1014 Lockwood St	0.55mi	3/2.0	1,666 (+10%)	2mo	$320,000	$192	57
1213 Andover Dr	0.40mi	4/2.0 (+1)	1,662 (+9%)	10mo	$330,000	$199	53
589 David Cir	0.50mi	4/2.0 (+1)	1,662 (+9%)	12mo	$331,500	$199	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $149,682
• Equity at exit: $297,200

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $464,479
• Equity at exit: $640,923

Cash invested: $92,372 (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: 942
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$418 /mo · $5,012/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-471

Break-even live

Break-even rent $2,893

Max offer price $246,613

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-378	+0% $-471	+5% $-565	+10% $-658
Rent	-10% $-653	-5% $-562	+0% $-471	+5% $-381	+10% $-290
Rate	-1.0pp $-305	-0.5pp $-388	base $-471	+0.5pp $-557	+1.0pp $-644

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: $82,475
• Closing costs: $9,897
• 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	15d	1	0.26mi
1305 Andover Dr Labelle, FL	3.0	2.0	1750	$2,400	$1.37	24d	1	0.32mi
513 Ella Jean Pl Labelle, FL	4.0	2.0	1485	$2,000	$1.35	24d	1	0.33mi

Listing history 26 events

1. 2026-06-18
   days on market $329,900 Active 76 DOM
2. 2026-06-17
   days on market $329,900 Active 75 DOM
3. 2026-06-16
   days on market $329,900 Active 74 DOM
4. 2026-06-15
   days on market $329,900 Active 73 DOM
5. 2026-06-13
   days on market $329,900 Active 71 DOM
6. 2026-06-13
   days on market $329,900 Active 70 DOM
7. 2026-06-10
   days on market $329,900 Active 68 DOM
8. 2026-06-09
   days on market $329,900 Active 67 DOM
9. 2026-06-08
   days on market $329,900 Active 66 DOM
10. 2026-06-07
    days on market $329,900 Active 65 DOM
11. 2026-06-03
    days on market $329,900 Active 61 DOM
12. 2026-06-02
    days on market $329,900 Active 60 DOM
13. 2026-06-01
    days on market $329,900 Active 59 DOM
14. 2026-05-31
    days on market $329,900 Active 58 DOM
15. 2026-05-05
    price $329,900
16. 2026-04-01
    listed $335,000 Active
17. 2024-07-05
    soldstatus $304,900 Closed 596-char remark

    Show marketing remark (507 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL. Colors, flooring, features may vary. 10k

18. 2024-07-05
    soldstatus $304,900 Closed 507-char remark

    Show marketing remark (507 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL. Colors, flooring, features may vary. 10k

19. 2024-06-03
    status Pending 507-char remark

    Show marketing remark (596 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

20. 2024-06-03
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

21. 2024-05-12
    listed $304,900 Active 507-char remark

    Show marketing remark (507 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL. Colors, flooring, features may vary. 10k

22. 2024-05-07
    price $304,900 596-char remark

    Show marketing remark (596 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

23. 2024-05-02
    price $315,000 596-char remark

    Show marketing remark (596 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

24. 2024-03-08
    price $309,900 596-char remark

    Show marketing remark (596 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

25. 2024-03-07
    listed $303,000 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome to this stylish 3-bed, 2-bath concrete block home with a 2-car garage. Step inside to find tile flooring throughout, stainless steel appliances, and built-in cabinets with soft-close drawers. Enjoy the comfort of ceiling fans, city water, and a spacious lanai for outdoor relaxation. Don't miss out on this modern retreat! USDA 100% financing available to qualified buyers. The photographs are photos of the model home located at 135 Bethlehem PL Labelle FL 33935. Colors, flooring, features may vary. SPRING IS HERE AND SO ARE THE INCENTIVES. NOW OFFERING 10K TOWARDS BUYER CLOSING COST.

26. 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.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $5,012 · $418/mo
• Projected year-2 tax: $5,012 · $418/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 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,550
• − Mortgage interest: −$18,480
• − Property taxes: −$5,012
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$9,597
• Taxable loss: −$11,596
• Est. tax savings @ 24.0%: +$2,783
• After-tax cash flow: $-2,874/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

-40.0% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $329,900 FORTMLS
• 2026-04-01 Listed $335,000 FORTMLS
• 2024-07-05 Sold (MLS) $304,900 MARMLS
• 2024-07-05 Sold (MLS) $304,900 FORTMLS
• 2024-06-03 Pending — MARMLS
• 2024-06-03 Pending — FORTMLS
• 2024-05-12 Listed $304,900 MARMLS
• 2024-05-07 Price Changed $304,900 FORTMLS
• 2024-05-02 Price Changed $315,000 FORTMLS
• 2024-03-08 Price Changed $309,900 FORTMLS
• 2024-03-07 Listed $303,000 FORTMLS
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+29.1%/yr

Latest (2025): $5,012 · +759.1% YoY. Source: county tax records.