368 Neighborly Rd · Pioneer, FL 33935

$312,000

3 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 67 Days on market

Built 2023 Est $301k · at est. ↓ 43% since listing

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Why this score? — see what drove the D- 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 +7.4/30.0
• ARV discount +5.9/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

IN BANYAN VILLAGE, beautiful and spacious 3-bedroom, 2-bathroom home with a modern design and great features throughout. Enjoy tray ceilings and a covered patio, impact-resistant windows and doors, all-tile flooring, and a floor-to-ceiling tiled master shower. This home also offers 8’ interior doors, 9'4" high ceilings, stainless steel appliances, an automatic garage door opener, and ceiling fans in the bedrooms and great room. Additional highlights include a nicely sized laundry room with a sink near the garage, a generator plug and switch, and sprinkles for the lawn. Don’t miss this opportunity to own a beautiful, move-in ready home in Banyan Village—schedule your private showing today and make it yours!

Key facts

• All tile flooring
• Covered patio
• High ceilings

Tags

• TRAY CEILINGS
• COVERED PATIO
• IMPACT RESISTANT WINDOWS
• ALL TILE FLOORING
• HIGH CEILINGS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions

Exterior

• Parking: Attached garage; 2 covered garage spaces; Driveway
• Utilities: Public water; Septic tank
• Home design: Single-story residence; Resale property
• Construction: Stucco exterior; Shingle roof
• Exterior features: Patio; Lot less than quarter acre; Faces north

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bedroom on main level; Tile flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (25.0% below list).
• Recommended offer: $234k (25.0% 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: cost of living A+, health & safety A+, crime 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.
• Zoned schools: Country Oaks Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 893 students, 75% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,339/mo this rent would consume 49% 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $233,916 (25.0% 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 67 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 11.1

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	0.18mi	3/2.0	1,536 (+1%)	2mo	$284,900	$185	88
1207 Andover Dr	0.31mi	3/2.0	1,662 (+9%)	1mo	$327,500	$197	70
124 Bethlehem Pl	0.40mi	3/2.0	1,536 (+1%)	13mo	$302,900	$197	69
1215 Andover Dr	0.27mi	3/2.0	1,662 (+9%)	7mo	$329,000	$198	66
526 Braelyn St	0.39mi	3/2.0	1,662 (+9%)	1mo	$327,000	$197	66
202 Jubilee Ter	0.34mi	3/2.0	1,418 (-7%)	9mo	$310,000	$219	66
637 Royce Rd	0.37mi	3/2.0	1,662 (+9%)	6mo	$329,000	$198	62
1014 Lockwood St	0.44mi	3/2.0	1,666 (+10%)	2mo	$320,000	$192	62
605 Marcella Ave	0.37mi	4/2.0 (+1)	1,662 (+9%)	4mo	$330,000	$199	59
1213 Andover Dr	0.28mi	4/2.0 (+1)	1,662 (+9%)	10mo	$330,000	$199	58
626 Royce Rd	0.39mi	4/2.0 (+1)	1,662 (+9%)	7mo	$330,000	$199	56
589 David Cir	0.57mi	4/2.0 (+1)	1,662 (+9%)	12mo	$331,500	$199	43

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $144,288
• Equity at exit: $281,074

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $445,326
• Equity at exit: $606,147

Cash invested: $87,360 (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: 950
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$1,636
• Tax from tax record: −$486 /mo · $5,829/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-404

Break-even live

Break-even rent $2,851

Max offer price $240,637

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-316	+0% $-404	+5% $-492	+10% $-581
Rent	-10% $-589	-5% $-496	+0% $-404	+5% $-312	+10% $-219
Rate	-1.0pp $-247	-0.5pp $-325	base $-404	+0.5pp $-485	+1.0pp $-567

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Andover Dr Labelle, FL	3.0	2.0	1750	$2,400	$1.37	25d	1	0.20mi
634 Royce Rd Labelle, FL	3.0	2.0	1462	$2,100	$1.44	16d	1	0.35mi
513 Ella Jean Pl Labelle, FL	4.0	2.0	1485	$2,000	$1.35	25d	1	0.45mi

Listing history 31 events

1. 2026-06-22
   days on market $312,000 Active 67 DOM
2. 2026-06-18
   days on market $312,000 Active 64 DOM
3. 2026-06-17
   days on market $312,000 Active 63 DOM
4. 2026-06-16
   days on market $312,000 Active 62 DOM
5. 2026-06-15
   days on market $312,000 Active 61 DOM
6. 2026-06-13
   days on market $312,000 Active 59 DOM
7. 2026-06-13
   days on market $312,000 Active 58 DOM
8. 2026-06-10
   days on market $312,000 Active 56 DOM
9. 2026-06-09
   days on market $312,000 Active 55 DOM
10. 2026-06-08
    days on market $312,000 Active 54 DOM
11. 2026-06-07
    days on market $312,000 Active 53 DOM
12. 2026-06-03
    days on market $312,000 Active 49 DOM
13. 2026-06-02
    days on market $312,000 Active 48 DOM
14. 2026-06-01
    days on market $312,000 Active 47 DOM
15. 2026-05-31
    days on market $312,000 Active 46 DOM
16. 2026-04-15
    listed $312,000 Active 738-char remark

    Show marketing remark (738 chars)

    IN BANYAN VILLAGE, beautiful and spacious 3-bedroom, 2-bathroom home with a modern design and great features throughout. Enjoy tray ceilings and a covered patio, impact-resistant windows and doors, all-tile flooring, and a floor-to-ceiling tiled master shower. This home also offers 8’ interior doors, 9'4" high ceilings, stainless steel appliances, an automatic garage door opener, and ceiling fans in the bedrooms and great room. Additional highlights include a nicely sized laundry room with a sink near the garage, a generator plug and switch, and sprinkles for the lawn. Don’t miss this opportunity to own a beautiful, move-in ready home in Banyan Village—schedule your private showing today and make it yours!

17. 2026-04-14
    listed $312,000 Active
18. 2024-07-29
    soldstatus $300,000
19. 2024-07-18
    soldstatus $305,000 Closed 592-char remark

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

20. 2024-06-27
    status Pending 592-char remark

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

21. 2024-05-02
    historical
22. 2024-03-19
    price $305,500 592-char remark

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

23. 2024-03-19
    price $305,500

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

24. 2024-01-08
    price $314,500

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

25. 2024-01-08
    price $314,500 592-char remark

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

26. 2023-05-05
    price $315,900
27. 2023-05-03
    listed $316,900 Active
28. 2023-03-30
    price $316,900 592-char remark

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

29. 2023-02-13
    listed $318,500 Active 592-char remark

    Show marketing remark (592 chars)

    New construction: Beautiful and SPACIOUS 3 BEDROOMS 2 BATHROOMS. ESTIMATED COMPLETION DATE 2023. This home was designed modernly with a lot of features: Tray ceilings, lanai under truss, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8’ interior doors, 9'4" ceiling high, Stainless steel appliances, Automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters at the front, a nice size laundry room with a sink near the garage. BUYER INCENTIVES: a FREE 10 year home warranty & SELLER CREDIT!!!

30. 2021-09-03
    soldstatus $15,000
31. 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: $5,829 · $486/mo
• Projected year-2 tax: $5,829 · $486/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) · 59% 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: $28,070
• − Mortgage interest: −$17,477
• − Property taxes: −$5,829
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$9,076
• Taxable loss: −$10,363
• Est. tax savings @ 24.0%: +$2,487
• After-tax cash flow: $-2,360/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

-43.3% since first listed

16 events — show timeline

• 2026-04-15 Listed $312,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $312,000 MARMLS
• 2024-07-29 Sold (Public Records) $300,000 Public Records
• 2024-07-18 Sold (MLS) $305,000 FORTMLS
• 2024-06-27 Pending — FORTMLS
• 2024-05-02 Listing Removed — MARMLS
• 2024-03-19 Price Changed $305,500 FORTMLS
• 2024-03-19 Price Changed $305,500 MARMLS
• 2024-01-08 Price Changed $314,500 MARMLS
• 2024-01-08 Price Changed $314,500 FORTMLS
• 2023-05-05 Price Changed $315,900 MARMLS
• 2023-05-03 Listed $316,900 MARMLS
• 2023-03-30 Price Changed $316,900 FORTMLS
• 2023-02-13 Listed $318,500 FORTMLS
• 2021-09-03 Sold (Public Records) $15,000 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+30.9%/yr

Latest (2025): $5,829 · +899.0% YoY. Source: county tax records.