1601 Us · Okeechobee, FL 34974

$86,500

2 bd · 1.0 ba · 572 sqft · Manufactured · 16 Days on market

Built 1967 Good condition 4,443 sqft lot Est $81k · 6% over $130/mo HOA · 11% of rent

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +9.2/10.0
• ARV discount +4.6/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Oasis Village- Updated and move-in ready. Don't let the age of this beautifully updated 2-bedroom 1 bath SWMH fool you! The home has been thoughtfully renovated updates include insolated Drywall throughout, CPVC plumbing, new hot water heater 2023, Aluminum Pan Roof, New Central AC 2024. The home features spacious kitchen with solid wood cabinets w/ ample storage, tile floors, & ceiling fans. Outside you'll find a covered patio area w/ sunshade, ample parking for your boat & trailer, hurricane shutters, storage shed w/ inside entrance and so much more! Located in Oasis Village 55+ community, amenities include, heated pool, Pickle ball, shuffleboard, Billard room & more! Co

Key facts

• Solid wood cabinets
• Spacious kitchen
• New hot water heater

Tags

• NEW HOT WATER HEATER
• NEW CENTRAL AC
• SPACIOUS KITCHEN
• SOLID WOOD CABINETS
• AMPLE STORAGE
• COVERED PATIO

Property features AI

Finance

• Other: Pets allowed with restrictions (breed, number, and size limits)
• HOA & community: Oasis Village community; Community amenities include billiard room, clubhouse, pool (heated), tennis courts, pickleball courts, shuffleboard court, library, and parking; HOA fee $781, paid semi-annually (includes trash and recreation facility)

Exterior

• Parking: 2 open parking spaces; Concrete driveway; Open parking; Entry under carport
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable available; Electricity connected; Sewer connected
• Home design: Single wide mobile home; One story; Resale property; Faces east
• Construction: Vinyl siding and other/see remarks exterior materials; Aluminum/other roof; Permanent foundation; Skirt: other; Mobile length 46'
• Exterior features: Covered and open patios; Deck; Patio; Storage building; Workshop; Entry under carport and side door; Interior lot; Paved private-maintained road

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Built-in features; Split bedroom layout; Bay windows; Furnished
• Laundry & utility: In-unit laundry in a lower-level laundry room; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Zoned schools: Central Elementary School (math 39% / reading 39%, grade F, #1,560 of 2,144 statewide, top 73%, 530 students, 76% FRL); Yearling Middle School (math 45% / reading 32%, grade F, #384 of 571 statewide, top 68%, 668 students, 70% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 402 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 $598 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,202 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.42% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $81,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 SE 7th St	0.54mi	2/1.0	576 (+1%)	15mo	$82,000	$142	61

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,638
• Equity at exit: $12,897

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $21,857
• Equity at exit: $7,479

Cash invested: $24,220 (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 34974

• Home prices YoY: -15.6%
• Active inventory: 402
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$454
• Tax est. 1.5%: −$108 /mo · $1,298/yr
• Insurance: −$36
• HOA: −$130
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $244

Break-even live

Break-even rent $921

Max offer price $86,500

Occupancy floor 75%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: waterpool

Listing history 12 events

1. 2026-06-19
   days on market $86,500 Active 16 DOM
2. 2026-06-18
   days on market $86,500 Active 15 DOM
3. 2026-06-17
   days on market $86,500 Active 14 DOM
4. 2026-06-16
   days on market $86,500 Active 13 DOM
5. 2026-06-15
   days on market $86,500 Active 12 DOM
6. 2026-06-14
   days on market $86,500 Active 10 DOM
7. 2026-06-10
   days on market $86,500 Active 7 DOM
8. 2026-06-09
   days on market $86,500 Active 6 DOM
9. 2026-06-08
   days on market $86,500 Active 5 DOM
10. 2026-06-07
    days on market $86,500 Active 4 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $86,500 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $14,765
• − Mortgage interest: −$4,845
• − Property taxes: −$1,298
• − Insurance: −$432
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − HOA: −$1,560
• − Depreciation: −$2,516
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,511/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

The home is in good condition with updated appliances and a clean appearance. It is move-in ready and would benefit from some exterior painting and appliance replacement to further increase its value.

Value-add opportunities

• Resale Paint the exterior siding and trim — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Replace any worn-out appliances — Replacing worn-out appliances can improve the home's functionality and make it more appealing to potential renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding and trim — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Replace any worn-out appliances — Replacing worn-out appliances can improve the home's functionality and make it more appealing to potential renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Okeechobee County · 23,975 people
• City population: 23,975
• Metro: Okeechobee, FL
• Population (ZIP): 23,975
• Household income: $53,013
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 399.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -64.47%
• Current HPI: 348.6692
• Rent YoY: —
• Metro: Okeechobee, 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

1 event — show timeline

• 2026-06-01 Listed $86,500 Beaches MLS