1031 Della Tobias Ave · Harlem, FL 33440

$170,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 41 Days on market

Built 2003 9,583 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

2003 Four bedroom two bath 2052 square foot home with large carport.

Key facts

• Spacious living area
• Outdoor space
• Open kitchen layout

Tags

• OUTDOOR SPACE
• OPEN KITCHEN LAYOUT
• SPACIOUS LIVING AREA
• SHORT DRIVE TO LAKE OKEECHOBEE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Detached carport; Carport for 2 vehicles
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Entry level: 0; Faces East; Resale condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Storage; Rectangular lot; West exposure

Interior

• Kitchen: Freezer; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Fireplace; Living/Dining room; Storage
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#822 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute 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; 2 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $40k; list at $170k implies a 325% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $23,413
• Equity at exit: $25,348

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $86,112
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $800

Break-even live

Break-even rent $1,488

Max offer price $170,000

Occupancy floor 63%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 W Sugarland Cir Clewiston, FL	3.0	2.0	1616	$2,500	$1.55	1d	1	0.76mi
328 W Sugarland Cir Clewiston, FL	3.0	2.0	1616	$2,500	$1.55	16d	1	0.76mi

Listing history 19 events

1. 2026-06-18
   days on market $170,000 Active 41 DOM
2. 2026-06-17
   days on market $170,000 Active 40 DOM
3. 2026-06-16
   days on market $170,000 Active 39 DOM
4. 2026-06-15
   days on market $170,000 Active 38 DOM
5. 2026-06-13
   days on market $170,000 Active 36 DOM
6. 2026-06-13
   days on market $170,000 Active 35 DOM
7. 2026-06-10
   days on market $170,000 Active 33 DOM
8. 2026-06-09
   days on market $170,000 Active 32 DOM
9. 2026-06-08
   days on market $170,000 Active 31 DOM
10. 2026-06-07
    days on market $170,000 Active 30 DOM
11. 2026-06-03
    days on market $170,000 Active 26 DOM
12. 2026-06-02
    days on market $170,000 Active 25 DOM
13. 2026-06-01
    days on market $170,000 Active 24 DOM
14. 2026-05-31
    days on market $170,000 Active 23 DOM
15. 2026-04-21
    listed $170,000 Active
16. 2020-06-25
    historical 68-char remark

    Show marketing remark (68 chars)

    2003 Four bedroom two bath 2052 square foot home with large carport.

17. 2020-06-24
    soldstatus $40,000 Closed 68-char remark

    Show marketing remark (68 chars)

    2003 Four bedroom two bath 2052 square foot home with large carport.

18. 2020-06-01
    status Pending 68-char remark

    Show marketing remark (68 chars)

    2003 Four bedroom two bath 2052 square foot home with large carport.

19. 2020-04-22
    listed $58,300 Active 68-char remark

    Show marketing remark (68 chars)

    2003 Four bedroom two bath 2052 square foot home with large carport.

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 2/10 Low
• 🌡 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: $30,000
• − Mortgage interest: −$9,523
• − Property taxes: −$2,558
• − Insurance: −$850
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$4,945
• Taxable income: $7,324
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $7,836/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 — Harlem

• Score: 59/100
• State rank: #822
• US rank: #20089

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: Harlem, 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

+191.6% since first listed

5 events — show timeline

• 2026-04-21 Listed $170,000 FORTMLS
• 2020-06-25 Listing Removed — FORTMLS
• 2020-06-24 Sold (MLS) $40,000 FORTMLS
• 2020-06-01 Pending — FORTMLS
• 2020-04-22 Listed $58,300 FORTMLS

Property tax history

+10.6%/yr

Latest (2025): $2,558 · +4.5% YoY. Source: county tax records.