1304 Andover Dr · Pioneer, FL 33935

$325,000

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 110 Days on market

Built 2024 10,018 sqft lot Est $334k · at est. ↓ 41% 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
• ARV discount +8.7/15.0
• Cash flow +7.0/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

$20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

Key facts

• Convenient access
• Newer construction
• No hoa restrictions

Tags

• NEWER CONSTRUCTION
• PEACEFUL COUNTRY SURROUNDINGS
• QUIET AREA
• CONVENIENT ACCESS
• NO HOA RESTRICTIONS
• OPEN CONCEPT FLOOR PLAN

Property features AI

Finance

• Financial info: Pets allowed with conditions — call for details
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Smoke detectors
• Utilities: Cable available; High-speed internet available; Septic tank; Well water
• Home design: Single-story; Resale property; Faces northeast
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Open porch; No additional exterior features listed; Southwest exposure

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Tray ceilings; Split bedroom floorplan; Unfurnished; See remarks
• Laundry & utility: Washer hookup; Dryer hookup; Indoor laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-631 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.8% below list).
• Recommended offer: $213k (34.3% below list) — sets the bar for cash-flow.

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 $2,412/mo this rent would consume 51% 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($296k) 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

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,478 (34.3% 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. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $334,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Andover Dr	0.17mi	3/2.0	1,662 (-2%)	1mo	$327,500	$197	89
1014 Lockwood St	0.19mi	3/2.0	1,666 (-1%)	2mo	$320,000	$192	87
1215 Andover Dr	0.11mi	3/2.0	1,662 (-2%)	7mo	$329,000	$198	87
1213 Andover Dr	0.13mi	4/2.0 (+1)	1,662 (-2%)	10mo	$330,000	$199	78
324 Kansas Ter	0.29mi	3/2.0	1,536 (-9%)	2mo	$284,900	$185	70
526 Braelyn St	0.65mi	3/2.0	1,662 (-2%)	1mo	$327,000	$197	66
637 Royce Rd	0.57mi	3/2.0	1,662 (-2%)	6mo	$329,000	$198	66
605 Marcella Ave	0.54mi	4/2.0 (+1)	1,662 (-2%)	4mo	$330,000	$199	64
626 Royce Rd	0.56mi	4/2.0 (+1)	1,662 (-2%)	7mo	$330,000	$199	61
1004 Silverfish Dr	0.39mi	3/2.0	1,536 (-9%)	14mo	$302,900	$197	55
124 Bethlehem Pl	0.46mi	3/2.0	1,536 (-9%)	13mo	$302,900	$197	52
589 David Cir	0.73mi	4/2.0 (+1)	1,662 (-2%)	12mo	$331,500	$199	48

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: 18.4%
• Equity multiple: 2.51×
• Total profit: $137,011
• Equity at exit: $292,786

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $435,521
• Equity at exit: $631,404

Cash invested: $91,000 (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: 950
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,412 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$545 /mo · $6,538/yr
• Insurance: −$135
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-631

Break-even live

Break-even rent $3,211

Max offer price $213,478

Occupancy floor —

Sensitivity live

Price	-10% $-447	-5% $-539	+0% $-631	+5% $-723	+10% $-815
Rent	-10% $-822	-5% $-727	+0% $-631	+5% $-536	+10% $-441
Rate	-1.0pp $-468	-0.5pp $-549	base $-631	+0.5pp $-716	+1.0pp $-801

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: $81,250
• Closing costs: $9,750
• 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	0.06mi
634 Royce Rd Labelle, FL	3.0	2.0	1462	$2,100	$1.44	16d	1	0.54mi
513 Ella Jean Pl Labelle, FL	4.0	2.0	1485	$2,000	$1.35	25d	1	0.69mi

Listing history 29 events

1. 2026-06-22
   days on market $325,000 Active 110 DOM
2. 2026-06-18
   days on market $325,000 Active 107 DOM
3. 2026-06-17
   days on market $325,000 Active 106 DOM
4. 2026-06-16
   days on market $325,000 Active 105 DOM
5. 2026-06-15
   days on market $325,000 Active 104 DOM
6. 2026-06-13
   days on market $325,000 Active 102 DOM
7. 2026-06-13
   days on market $325,000 Active 101 DOM
8. 2026-06-10
   days on market $325,000 Active 99 DOM
9. 2026-06-09
   days on market $325,000 Active 98 DOM
10. 2026-06-08
    days on market $325,000 Active 97 DOM
11. 2026-06-07
    days on market $325,000 Active 96 DOM
12. 2026-06-03
    days on market $325,000 Active 92 DOM
13. 2026-06-02
    days on market $325,000 Active 91 DOM
14. 2026-06-01
    days on market $325,000 Active 90 DOM
15. 2026-05-31
    days on market $325,000 Active 89 DOM
16. 2026-03-02
    listed $325,000 Active
17. 2025-02-27
    historical $2,700
18. 2024-11-03
    listed $2,700
19. 2024-10-31
    historical $2,750
20. 2024-07-31
    price $2,750
21. 2024-07-16
    listed $2,900
22. 2024-07-12
    soldstatus $339,000 Closed 581-char remark

    Show marketing remark (581 chars)

    $20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

23. 2024-07-12
    soldstatus $325,000

    Show marketing remark (581 chars)

    $20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

24. 2024-05-13
    status Pending 581-char remark

    Show marketing remark (581 chars)

    $20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

25. 2024-05-10
    price $339,000 581-char remark

    Show marketing remark (581 chars)

    $20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

26. 2024-01-08
    price $340,000 581-char remark

    Show marketing remark (581 chars)

    $20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

27. 2023-11-15
    listed $344,900 Active 581-char remark

    Show marketing remark (581 chars)

    $20,000.00 SELLER CREDIT AVAILABLE! . .. Beautiful new construction SINGLE FAMILY 4 BEDROOMS, 2 BATHROOMS. 4th Bedroom is a large size office - This home was modern in design with many features: tray ceilings, beamed deck, impact resistant windows and doors, all tile floors, floor to ceiling tiled master shower, 8' interior doors, 9' 4 inch ceiling height, stainless steel appliances, automatic garage door opener, ceiling fans in bedrooms and great room, irrigation system, gutters in front, laundry-room with sink near the garage. BUYER RECEIVES: A FREE 10 YEAR HOME WARRANTY!!

28. 2022-03-14
    soldstatus $1,372,000
29. 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: $6,538 · $545/mo
• Projected year-2 tax: $6,538 · $545/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 2/10 Low FEMA zone AH · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $28,942
• − Mortgage interest: −$18,205
• − Property taxes: −$6,538
• − Insurance: −$3,450
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$9,455
• Taxable loss: −$13,336
• Est. tax savings @ 24.0%: +$3,201
• After-tax cash flow: $-4,375/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
• 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

-40.9% since first listed

14 events — show timeline

• 2026-03-02 Listed $325,000 FORTMLS
• 2025-02-27 Rental Removed $2,700 NAPLESMLS
• 2024-11-03 Listed for Rent $2,700 NAPLESMLS
• 2024-10-31 Rental Removed $2,750 GFLMLS
• 2024-07-31 Price Changed $2,750 GFLMLS
• 2024-07-16 Listed for Rent $2,900 GFLMLS
• 2024-07-12 Sold (Public Records) $325,000 Public Records
• 2024-07-12 Sold (MLS) $339,000 MARMLS
• 2024-05-13 Pending — MARMLS
• 2024-05-10 Price Changed $339,000 MARMLS
• 2024-01-08 Price Changed $340,000 MARMLS
• 2023-11-15 Listed $344,900 MARMLS
• 2022-03-14 Sold (Public Records) $1,372,000 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+32.3%/yr

Latest (2025): $6,538 · +1225.9% YoY. Source: county tax records.