699 NE Hillside Ter · Lee, FL 32059

$125,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 461 Days on market

Built 1998 2.00 ac lot ↓ 22% since listing

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.9/10.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just reduced for your rehab pleasure. HVAC just fixed. Bring your best offer to this country home with porch made of lumber off the land. Plenty to do based on your credentials. Lots of potential. Metal roof. Quite neighborhood.

Key facts

• Metal roof
• Country home
• Porch made of lumber

Tags

• COUNTRY HOME
• PORCH MADE OF LUMBER
• METAL ROOF

Property features AI

Exterior

• Utilities: Private well water; Cable available
• Home design: Manufactured home; Single-story
• Construction: Frame construction; Metal roof
• Exterior features: Deck; Shed(s); Irregular lot; Gravel road access

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $210 ($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 $121k (3.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.8% in Lee — 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 61/100 on livability (#771 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, health & safety D, amenities F.
• Madison (rural): math 39% / reading 40% proficiency, ranked #64 of 73 in FL (top 88%) — 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: 59 active listings in the ZIP; 31 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (3.8% local appreciation)).
• Madison County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 461 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 461 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.97% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $277,020
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 NE Beulah Church Rd	0.34mi	3/2.0	1,568 (-3%)	4mo	$268,500	$171	76
291 NE Jasmine Ter	0.45mi	3/2.0	1,560 (-4%)	17mo	$214,900	$138	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.97×
• Total profit: $33,935
• Equity at exit: $62,148

10-year hold

• IRR: 17.2%
• Equity multiple: 3.73×
• Total profit: $95,384
• Equity at exit: $100,681

Cash invested: $35,000 (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 32059

• Home prices YoY: 1.1%
• Active inventory: 59
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $210

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   days on market $125,000 Active 461 DOM
2. 2026-06-09
   days on market $125,000 Active 460 DOM
3. 2026-06-08
   days on market $125,000 Active 459 DOM
4. 2026-06-07
   days on market $125,000 Active 458 DOM
5. 2026-06-05
   days on market $125,000 Active 455 DOM
6. 2026-06-03
   days on market $125,000 Active 454 DOM
7. 2026-06-02
   days on market $125,000 Active 453 DOM
8. 2026-06-01
   days on market $125,000 Active 452 DOM
9. 2026-05-31
   days on market $125,000 Active 451 DOM
10. 2026-05-30
    days on market $125,000 Active 450 DOM
11. 2025-12-15
    status Active
12. 2025-09-03
    price $125,000
13. 2025-07-28
    price $149,900
14. 2025-02-28
    listed $159,900 Active

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$550/yr (+$46/mo · 112.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,548
• − Mortgage interest: −$7,002
• − Property taxes: −$487
• − Insurance: −$625
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,636
• Taxable income: $469
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,401/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: Madison
• NCES district ID: 1201200
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $33,925
• Composite: 32.54/100
• National rank: #5693
• State rank: #64 of 73 in FL

Livability — Lee

• Score: 61/100
• State rank: #771
• US rank: #17387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,764

Population outlook (Madison County) Hauer SSP2

• Today (2025): 16,849 people
• By 2030: 15,883 · -5.7%
• By 2040: 13,861 · -17.7%
• By 2050: 11,918 · -29.3%
• By 2075: 7,810 · -53.6%
• By 2100: 4,684 · -72.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 23% Two or more races 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Madison

• 2024 margin: Strong R (+28.9) · D 35.3% · R 64.2%
• 2008→2024 swing: -25.8pp toward R · 2008: -3.1pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+19.5 2016: R+15.6 2012: R+3.4 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 367.1039
• 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

-21.8% since first listed

4 events — show timeline

• 2025-12-15 Relisted — NFMLS
• 2025-09-03 Price Changed $125,000 NFMLS
• 2025-07-28 Price Changed $149,900 NFMLS
• 2025-02-28 Listed $159,900 NFMLS

Property tax history

+3.1%/yr

Latest (2025): $487 · +1.2% YoY. Source: county tax records.