7950 State Road 78 W #7 · Buckhead Ridge, FL 34974

$74,000

1 bd · 1.0 ba · 832 sqft · Other public records · 335 Days on market

Built 2008 1,612 sqft lot $153/mo HOA · 13% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

~Big O RV Resort~ Active Lifestyles in a gated community. Brand New- Never lived in, 2023 31' Forest River- Surveyor. Tied down 1 Bed 1 Bath- very nice. Huge clubhouse & heated pool for winter guests. Boat ramp in park, on the rim canal with access to Lake Okeechobee. Fisherman plenty of room to park your boat. Shopping & local restaurants nearby. Casino is 25 minutes away.

Key facts

• Gated community
• Huge clubhouse
• Shopping nearby

Tags

• GATED COMMUNITY
• HUGE CLUBHOUSE
• HEATED POOL
• BOAT RAMP
• ACCESS TO LAKE OKEECHOBEE
• SHOPPING NEARBY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.2% in Buckhead Ridge — 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 (#785 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• 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 $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $42k; list at $74k implies a 76% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.1

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $8,906
• Equity at exit: $11,034

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $34,927
• Equity at exit: $6,398

Cash invested: $20,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$31
• HOA: −$153
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $327

Break-even live

Break-even rent $805

Max offer price $74,000

Occupancy floor 68%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: poolsecurity

Listing history 32 events

1. 2026-06-19
   days on market $74,000 Active 335 DOM
2. 2026-06-18
   days on market $74,000 Active 334 DOM
3. 2026-06-17
   days on market $74,000 Active 333 DOM
4. 2026-06-16
   days on market $74,000 Active 332 DOM
5. 2026-06-15
   days on market $74,000 Active 331 DOM
6. 2026-06-14
   days on market $74,000 Active 329 DOM
7. 2026-06-10
   days on market $74,000 Active 326 DOM
8. 2026-06-09
   days on market $74,000 Active 325 DOM
9. 2026-06-08
   days on market $74,000 Active 324 DOM
10. 2026-06-07
    days on market $74,000 Active 323 DOM
11. 2026-06-05
    days on market $74,000 Active 320 DOM
12. 2026-06-03
    days on market $74,000 Active 319 DOM
13. 2026-06-02
    days on market $74,000 Active 318 DOM
14. 2026-06-01
    days on market $74,000 Active 317 DOM
15. 2026-05-31
    days on market $74,000 Active 316 DOM
16. 2026-05-30
    days on market $74,000 Active 315 DOM
17. 2026-05-13
    historical
18. 2026-03-25
    price $69,000
19. 2026-02-23
    price $74,000
20. 2026-01-21
    price $84,000
21. 2025-09-20
    listed $74,000 Active
22. 2025-07-19
    listed $85,000 Active
23. 2024-12-27
    historical
24. 2024-11-05
    price $105,000
25. 2024-07-29
    listed $110,000 Active
26. 2024-02-23
    soldstatus $42,000 Closed
27. 2024-01-29
    historical Active Under Contract
28. 2024-01-17
    price $45,000
29. 2024-01-17
    status Active
30. 2024-01-11
    historical
31. 2024-01-02
    price $46,100
32. 2023-10-12
    listed $47,000 Active

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,616
• − Mortgage interest: −$4,145
• − Property taxes: −$765
• − Insurance: −$370
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$1,836
• − Depreciation: −$2,153
• Taxable income: $3,009
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,197/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: 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 — Buckhead Ridge

• Score: 61/100
• State rank: #785
• US rank: #17876

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

• County: Okeechobee County · 23,975 people
• 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

+46.8% since first listed

16 events — show timeline

• 2026-05-13 Listing Removed — Beaches MLS
• 2026-03-25 Price Changed $69,000 Beaches MLS
• 2026-02-23 Price Changed $74,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $84,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-20 Listed $74,000 Beaches MLS
• 2025-07-19 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listing Removed — Beaches MLS
• 2024-11-05 Price Changed $105,000 Beaches MLS
• 2024-07-29 Listed $110,000 Beaches MLS
• 2024-02-23 Sold (MLS) $42,000 Beaches MLS
• 2024-01-29 Contingent — Beaches MLS
• 2024-01-17 Price Changed $45,000 Beaches MLS
• 2024-01-17 Relisted — Beaches MLS
• 2024-01-11 Listing Removed — Beaches MLS
• 2024-01-02 Price Changed $46,100 Beaches MLS
• 2023-10-12 Listed $47,000 Beaches MLS

Property tax history

+8.7%/yr

Latest (2025): $765 · +8.7% YoY. Source: county tax records.