223 Pine Ln · Montura, FL 33440

$225,000

3 bd · 2.0 ba · 1,558 sqft · Manufactured public records · 3 Days on market

Built 1987 2.87 ac lot Est $227k · at est. ↓ 29% since listing

---

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).

• Cash flow +10.4/30.0
• ARV discount +8.0/15.0
• 1% rule +3.8/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

This oversized property is 2.87 acres of land with a DWMH 1558 sq ft 1987 3/2 home located in Flaghole Area, Seven K Estates, 15 min from the City of Clewiston. Home has a galvalume metal roof; interior is kept with built-in cabinets in the dining and bathrooms and large bedroom closets with a faux fireplace in the living room. Master bedroom has a shower and large tub. Carpeted throughout with linoleum in the kitchen and bathrooms. Open Porch in the back for those lazy afternoons. Oversized yard with a substantial amount of mature oak trees for shade. Property is located out of a flood zone area and off a paved road. On central water provided by Southshore Water Association. Electric provi

Key facts

• Mature oak trees
• 2.87 acres of land
• Faux fireplace

Tags

• 2.87 ACRES OF LAND
• GALVALUME METAL ROOF
• BUILT-IN CABINETS
• FAUX FIREPLACE
• OPEN PORCH
• MATURE OAK TREES

Property features AI

Finance

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

Exterior

• Parking: Two spaces
• Utilities: Public water; Septic tank; Cable not available
• Home design: Manufactured home; Single-story; Entry level 1; Faces south; North exposure
• Construction: Vinyl siding; Metal roof; Manufactured construction
• Exterior features: Open porch; Storage; Pond on lot; Oversized lot; Paved road

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Bedroom on main level; Walk-in closet(s)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Built-in features; Eat-in kitchen; Family/Dining room; Living/Dining room; French doors/atrium doors; Separate shower; Bathtub; Split bedrooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (12.3% below list).
• Recommended offer: $197k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% 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, 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.
• Zoned schools: Central Elementary School (math 56% / reading 44%, grade D+, #1,070 of 2,144 statewide, top 51%, 588 students, 76% FRL); Clewiston Middle School (math 50% / reading 41%, grade D+, #305 of 571 statewide, top 54%, 741 students, 78% FRL); Clewiston High School (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 958 students, 70% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 405 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,417 (12.3% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $227,468
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Oak Dr	0.35mi	3/2.0	1,503 (-4%)	21mo	$220,000	$146	60

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-43,923
• Equity at exit: $33,548

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-47,565
• Equity at exit: $19,454

Cash invested: $63,000 (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: 405
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$405 /mo · $4,857/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-119

Break-even live

Break-even rent $2,125

Max offer price $204,006

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-55	+0% $-119	+5% $-183	+10% $-246
Rent	-10% $-275	-5% $-197	+0% $-119	+5% $-41	+10% $37
Rate	-1.0pp $-6	-0.5pp $-62	base $-119	+0.5pp $-177	+1.0pp $-236

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $225,000 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $225,000 Active 1 DOM

ⓘ 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: $4,857 · $405/mo
• Projected year-2 tax: $4,857 · $405/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,690
• − Mortgage interest: −$12,603
• − Property taxes: −$4,857
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$6,545
• Taxable loss: −$5,231
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $-171/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

• 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

-28.6% since first listed

5 events — show timeline

• 2026-06-18 Listed $225,000 FORTMLS
• 2026-03-28 Listing Removed — FORTMLS
• 2026-02-03 Price Changed $240,000 FORTMLS
• 2025-11-13 Price Changed $270,000 FORTMLS
• 2025-09-30 Listed $315,000 FORTMLS

Property tax history

+20.3%/yr

Latest (2025): $4,857 · +472.5% YoY. Source: county tax records.