1465 NW 43rd Ave · Okeechobee, FL 34972

$189,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 42 Days on market

Built 2006 0.34 ac lot

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

Fully remodeled 2 BR/2BA home built in 2006 on a spacious . 34-acre lot! This move in ready property features professional landscaping, new fresh neutral interior and exterior paint, new interior/exterior doors and new drywall with modern texture throughout. New luxury vinyl plank flooring, new recessed lighting, new light fixtures, new plumbing fixtures, new bathroom mirrors, fixtures and shelving. New kitchen cabinetry with white shaker-style cabinets and new quartz countertops with large breakfast bar perfect for entertaining. New stainless steel appliances. Home also features a new insulated metal roof with a 25yr Warranty for added value and peace of mind. Stylish, modern, and tasteful

Key facts

• Remodeled
• 0.34 acre lot
• 2 parking spots

Tags

• REMODELED
• PROFESSIONAL LANDSCAPING
• NEW KITCHEN CABINETRY
• NEW QUARTZ COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• NEW INSULATED METAL ROOF

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Driveway; 2 parking spaces
• Utilities: Well water; Septic tank; Cable available; Electricity available
• Home design: Manufactured home; One story; Faces north; Resale property
• Construction: Vinyl siding; Metal roof; One-story structure
• Exterior features: Partial fencing; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.8% below list).
• Recommended offer: $181k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.3% in Okeechobee — 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 77/100 on livability (#210 in FL, #3,234 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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.
• Zoned schools: Seminole Elementary School (math 57% / reading 54%, grade C, #855 of 2,144 statewide, top 41%, 502 students, 75% FRL); Yearling Middle School (math 45% / reading 32%, grade F, #384 of 571 statewide, top 68%, 668 students, 70% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 644 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $190k implies a 192% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,789 (4.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.8

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-13,953
• Equity at exit: $28,315

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $9,328
• Equity at exit: $16,419

Cash invested: $53,172 (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 34972

• Home prices YoY: -1.5%
• Active inventory: 644
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $265

Break-even live

Break-even rent $1,472

Max offer price $189,900

Occupancy floor 80%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $189,900 Active 42 DOM
2. 2026-06-18
   days on market $189,900 Active 41 DOM
3. 2026-06-17
   days on market $189,900 Active 40 DOM
4. 2026-06-16
   days on market $189,900 Active 39 DOM
5. 2026-06-15
   days on market $189,900 Active 38 DOM
6. 2026-06-14
   days on market $189,900 Active 36 DOM
7. 2026-06-10
   days on market $189,900 Active 33 DOM
8. 2026-06-09
   days on market $189,900 Active 32 DOM
9. 2026-06-08
   days on market $189,900 Active 31 DOM
10. 2026-06-07
    days on market $189,900 Active 30 DOM
11. 2026-06-05
    days on market $189,900 Active 27 DOM
12. 2026-06-03
    days on market $189,900 Active 26 DOM
13. 2026-06-02
    days on market $189,900 Active 25 DOM
14. 2026-06-01
    days on market $189,900 Active 24 DOM
15. 2026-05-31
    days on market $189,900 Active 23 DOM
16. 2026-05-30
    days on market $189,900 Active 22 DOM
17. 2026-05-08
    listed $189,900 Active
18. 2026-03-16
    soldstatus $65,000

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$518/yr (+$43/mo · 49.0%)

ⓘ 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 ≥107°F today · 24 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: $21,695
• − Mortgage interest: −$10,637
• − Property taxes: −$1,058
• − Insurance: −$950
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,524
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $3,168/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 — Okeechobee

• Score: 77/100
• State rank: #210
• US rank: #3234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,975
• Population (ZIP): 19,185

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 30% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 0%

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: ▼ -5.94%
• Current HPI: 389.1156
• 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

+192.2% since first listed

2 events — show timeline

• 2026-05-08 Listed $189,900 Beaches MLS
• 2026-03-16 Sold (Public Records) $65,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,058 · -33.8% YoY. Source: county tax records.