426 NE 31st Ter · Cypress Quarters, FL 34974

$115,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 58 Days on market

Built 1993 5,133 sqft lot Est $82k · 41% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3/2 Mobile Home on Fenced lot. Cash Only, as-is sale. Great Opportunity for investors or buyers looking to add value. Bring your Vision! NO HOA. NO Lot Rent.

Key facts

• 5,133 sq ft lot
• Parking
• Built 1993

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached carport (1 covered space) and driveway; 1 open parking space
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Water available
• Home design: Mobile home; One story; Resale condition; Faces west
• Construction: Wood siding; Modular construction; Aluminum roof; Built as single-story; Total living area reported as 784
• Exterior features: No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#760 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment 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: Everglades Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 760 students, 76% FRL); Osceola Middle School (math 53% / reading 36%, grade D, #320 of 571 statewide, top 57%, 753 students, 67% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 405 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 $795 of loan paydown is wiped out by about $3k 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 58 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $115k implies a 109% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $81,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 NE 29th Ter	0.43mi	2/1.0	672 (-14%)	9mo	$70,000	$104	49

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,119
• Equity at exit: $17,147

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $19,448
• Equity at exit: $9,943

Cash invested: $32,200 (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: 405
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $259

Break-even live

Break-even rent $984

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $324	-5% $292	+0% $259	+5% $227	+10% $194
Rent	-10% $156	-5% $207	+0% $259	+5% $311	+10% $363
Rate	-1.0pp $317	-0.5pp $288	base $259	+0.5pp $229	+1.0pp $199

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $115,000 Active 58 DOM
2. 2026-06-19
   days on market $115,000 Active 56 DOM
3. 2026-06-18
   days on market $115,000 Active 55 DOM
4. 2026-06-17
   days on market $115,000 Active 54 DOM
5. 2026-06-16
   days on market $115,000 Active 53 DOM
6. 2026-06-15
   days on market $115,000 Active 52 DOM
7. 2026-06-14
   days on market $115,000 Active 50 DOM
8. 2026-06-10
   days on market $115,000 Active 47 DOM
9. 2026-06-09
   days on market $115,000 Active 46 DOM
10. 2026-06-08
    days on market $115,000 Active 45 DOM
11. 2026-06-07
    days on market $115,000 Active 44 DOM
12. 2026-06-05
    days on market $115,000 Active 41 DOM
13. 2026-06-03
    days on market $115,000 Active 40 DOM
14. 2026-06-02
    days on market $115,000 Active 39 DOM
15. 2026-06-01
    days on market $115,000 Active 38 DOM
16. 2026-05-31
    days on market $115,000 Active 37 DOM
17. 2026-05-30
    days on market $115,000 Active 36 DOM
18. 2026-04-24
    listed $115,000 Active
19. 2006-09-19
    soldstatus $55,000
20. 2004-03-30
    soldstatus $38,000

ⓘ 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: $1,517 · $126/mo
• Projected year-2 tax: $1,517 · $126/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 7 d/yr ≥108°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,746
• − Mortgage interest: −$6,442
• − Property taxes: −$1,517
• − Insurance: −$575
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,345
• Taxable income: $1,347
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,787/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 — Cypress Quarters

• Score: 62/100
• State rank: #760
• US rank: #16791

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

+202.6% since first listed

3 events — show timeline

• 2026-04-24 Listed $115,000 Beaches MLS
• 2006-09-19 Sold (Public Records) $55,000 Public Records
• 2004-03-30 Sold (Public Records) $38,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,517 · +5.2% YoY. Source: county tax records.