673 Evans Rd · LaBelle, FL 33935

$150,000

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 12 Days on market

Built 2002 2.39 ac lot Est $289k · 48% under ↓ 52% since listing

---

Why this score? — see what drove the A- 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tired of the city life and looking for a place to RELAX? Look no more! This 1,488 sqft 3 bedroom 2 bath manufactured home has everything to offer! The property is sitting on 2.39 acres of land. Split floor plan and spacious kitchen. Don't wait for this property, IT WONT LAST LONG!

Key facts

• Gate access
• Partially fenced
• 2.39-acre property

Tags

• 2.39-ACRE PROPERTY
• PARTIALLY FENCED
• GATE ACCESS

Property features AI

Finance

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

Exterior

• Parking: Driveway (unpaved)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home; Aluminum siding; Single-story; Entry on level 1; Northeast facing; Resale property; Metal roof
• Construction: Manufactured construction; Aluminum siding; Metal roof
• Exterior features: Oversized lot (approximately 2.39 acres); Lot dimensions: 333 x 314 x 331 x 315; Dirt road access; Southwest exposure; No special exterior amenities listed

Interior

• Kitchen: Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Electric cooling; Window unit(s)
• Interior features: Open living/dining area; Tub with shower; Walk-in closet(s); Split bedroom layout; Unfurnished
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.0% vs local median 4.8% in LaBelle — 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 72/100 on livability (#324 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, 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.
• Market conditions: 942 active listings in the ZIP; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.34% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $288,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Evans Rd	0.49mi	4/2.0 (+1)	1,440 (-3%)	12mo	$280,000	$194	57
1155 Evans Rd	0.56mi	3/2.0	1,686 (+13%)	12mo	$305,000	$181	42

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: 34.2%
• Equity multiple: 3.66×
• Total profit: $111,613
• Equity at exit: $135,132

10-year hold

• IRR: 29.4%
• Equity multiple: 8.27×
• Total profit: $305,374
• Equity at exit: $291,417

Cash invested: $42,000 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 942
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$268 /mo · $3,215/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $469

Break-even live

Break-even rent $1,414

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 12 DOM
2. 2026-06-17
   days on market $150,000 Active 11 DOM
3. 2026-06-16
   days on market $150,000 Active 10 DOM
4. 2026-06-15
   days on market $150,000 Active 9 DOM
5. 2026-06-13
   days on market $150,000 Active 7 DOM
6. 2026-06-13
   days on market $150,000 Active 6 DOM
7. 2026-06-10
   days on market $150,000 Active 4 DOM
8. 2026-06-09
   days on market $150,000 Active 3 DOM
9. 2026-06-08
   days on market $150,000 Active 2 DOM
10. 2026-06-07
    remarks 333-char remark
11. 2026-06-07
    listed $150,000 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: $3,215 · $268/mo
• Projected year-2 tax: $3,215 · $268/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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 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: $24,084
• − Mortgage interest: −$8,402
• − Property taxes: −$3,215
• − Insurance: −$750
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$4,364
• Taxable income: $3,500
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,782/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 — LaBelle

• Score: 72/100
• State rank: #324
• US rank: #5736

Category grades

Amenities C+ Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendry County · 23,186 people
• City population: 23,186
• 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

-51.6% since first listed

7 events — show timeline

• 2026-06-05 Listed $150,000 FORTMLS
• 2022-06-28 Sold (Public Records) $255,000 Public Records
• 2022-06-24 Sold (MLS) $255,000 FORTMLS
• 2022-05-13 Pending — FORTMLS
• 2022-04-28 Price Changed $299,900 FORTMLS
• 2022-04-14 Price Changed $304,900 FORTMLS
• 2022-01-14 Listed $309,999 FORTMLS

Property tax history

+13.1%/yr

Latest (2025): $3,215 · -2.6% YoY. Source: county tax records.