7835 SE 60th Dr · Taylor Creek, FL 34974

$164,000

4 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 142 Days on market

Built 1982 1.04 ac lot Est $211k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home in Pioneer Estates on 1+- Acre. Mobile home will need some work but when owner moved out the a/c was working. Easy to show. Call to see. Key in the office.

Key facts

• 1.04 acre lot
• 6 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.1% in Taylor Creek — 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 56/100 on livability (#874 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; 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: 402 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).
• At $2,069/mo this rent would consume 47% of the median local household income ($53k/yr) (locally 399% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $80k; list at $164k implies a 105% 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 $144,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $210,912
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7835 SE 60th Dr	0.00mi	4/2.0	1,248 (0%)	1mo	$164,000	$131	99
7870 SE 57th Dr	0.10mi	3/2.0 (-1)	1,370 (+10%)	2mo	$232,000	$169	73

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $13,930
• Equity at exit: $24,453

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $64,142
• Equity at exit: $14,180

Cash invested: $45,920 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $637

Break-even live

Break-even rent $1,263

Max offer price $164,000

Occupancy floor 64%

Sensitivity live

Price	-10% $730	-5% $683	+0% $637	+5% $590	+10% $544
Rent	-10% $473	-5% $555	+0% $637	+5% $719	+10% $800
Rate	-1.0pp $719	-0.5pp $679	base $637	+0.5pp $594	+1.0pp $551

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6538 US Highway 441 SE Okeechobee, FL	3.0	2.0	1482	$2,500	$1.69	24d	1	0.77mi

Listing history 9 events

1. 2026-03-23
   status Pending
2. 2025-12-08
   status Active
3. 2025-12-03
   status Pending
4. 2025-10-24
   listed $164,000 Active
5. 2015-07-10
   soldstatus $80,000
6. 2014-02-26
   soldstatus $15,500 167-char remark

   Show marketing remark (167 chars)

   Mobile home in Pioneer Estates on 1+- Acre. Mobile home will need some work but when owner moved out the a/c was working. Easy to show. Call to see. Key in the office.

7. 2014-02-26
   soldstatus $45,000

   Show marketing remark (167 chars)

   Mobile home in Pioneer Estates on 1+- Acre. Mobile home will need some work but when owner moved out the a/c was working. Easy to show. Call to see. Key in the office.

8. 2014-01-30
   listed $30,000 167-char remark

   Show marketing remark (167 chars)

   Mobile home in Pioneer Estates on 1+- Acre. Mobile home will need some work but when owner moved out the a/c was working. Easy to show. Call to see. Key in the office.

9. 1988-05-01
   soldstatus $12,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$532/yr (+$44/mo · 64.2%)

ⓘ 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 4/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,824
• − Mortgage interest: −$9,187
• − Property taxes: −$829
• − Insurance: −$820
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$4,771
• Taxable income: $5,246
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $6,383/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 — Taylor Creek

• Score: 56/100
• State rank: #874
• US rank: #23017

Category grades

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

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

+1266.7% since first listed

9 events — show timeline

• 2026-03-23 Pending — Beaches MLS
• 2025-12-08 Relisted — Beaches MLS
• 2025-12-03 Pending — Beaches MLS
• 2025-10-24 Listed $164,000 Beaches MLS
• 2015-07-10 Sold (Public Records) $80,000 Public Records
• 2014-02-26 Sold (Public Records) $45,000 Public Records
• 2014-02-26 Sold (MLS) $15,500 Stellar MLS as Distributed by MLS Grid
• 2014-01-30 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 1988-05-01 Sold (Public Records) $12,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $829 · +6.2% YoY. Source: county tax records.