4 bd · 2.0 ba ·
1,602 sqft ·
Built 2026
· SingleFamily
· Active
· 9 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,315/mo
Mortgage (P&I)
−$1,668
Tax + insurance
−$530
HOA
−$0
Vac / Maint / Mgmt
−$486
Net cashflow
$-369/mo
Annual
$-4,424/yr
Cap rate
4.90%
Cash-on-cash
-4.97%
DSCR
0.78
1% rule
0.73%
Cash to close
$89,040
Investor read
This is a 4-bed/2.0-bath single-family listed at $318k.
At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $265k (16.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (27.2% below list).
Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer: $232k (27.2% below list) — sets the bar for 1% rule.
In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
Location reads 62/100 on livability (#750 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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; 13 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).
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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
At $2,315/mo this rent would consume 49% 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.
Questions for listing agent
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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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.
CashFlowRE · CFR-YQ0D16B98Q4JRW
· Data 14 h agocashflowre.app · 2026-05-29