135 N Arboleda St · Montura, FL 33440

$195,000

3 bd · 2.0 ba · 1,052 sqft · Manufactured public records · 40 Days on market

Built 2018

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Why this score? — see what drove the D+ 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

Escape to nature at this beautiful, almost brand new manufactured home on a quiet road in Montura Ranches! Built in 2018, this well-maintained 3Bed/2Bath beauty nestled on more than an acre of land is ready to be your "country oasis". This well-maintained property is fenced and cross-fenced; and is surrounded by trees for great shade and privacy with enough yard space for your animals or pets. This is perfect for anyone who is looking for a new home without the headaches of setting it up. Call now for your private showing!

Key facts

• Quiet road
• Manufactured home
• Surrounded by trees

Tags

• MANUFACTURED HOME
• QUIET ROAD
• MORE THAN AN ACRE
• FENCED AND CROSS-FENCED
• SURROUNDED BY TREES
• YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $185k (5.2% below list).
• Recommended offer: $185k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.3% in Montura — 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 (#777 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, amenities 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.
• Market conditions: 405 active listings in the ZIP; 557 units permitted in Hendry County in 2024 (45 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.
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,934 (5.2% below list)

Questions for the listing agent

1. It's been on market 40 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. 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. 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?
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: 0.95% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $102,044
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 N Arboleda St	0.17mi	3/2.0	924 (-12%)	14mo	$90,000	$97	60

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-22,424
• Equity at exit: $29,075

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-7,688
• Equity at exit: $16,860

Cash invested: $54,600 (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 33440

• Home prices YoY: -2.1%
• Active inventory: 405
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $144

Break-even live

Break-even rent $1,667

Max offer price $195,000

Occupancy floor 87%

Sensitivity live

Price	-10% $254	-5% $199	+0% $144	+5% $89	+10% $34
Rent	-10% $-2	-5% $71	+0% $144	+5% $217	+10% $290
Rate	-1.0pp $242	-0.5pp $193	base $144	+0.5pp $93	+1.0pp $42

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $195,000 Active 40 DOM
2. 2026-06-18
   days on market $195,000 Active 37 DOM
3. 2026-06-17
   days on market $195,000 Active 36 DOM
4. 2026-06-16
   days on market $195,000 Active 35 DOM
5. 2026-06-15
   days on market $195,000 Active 34 DOM
6. 2026-06-13
   days on market $195,000 Active 31 DOM
7. 2026-06-10
   days on market $195,000 Active 29 DOM
8. 2026-06-09
   days on market $195,000 Active 28 DOM
9. 2026-06-08
   days on market $195,000 Active 27 DOM
10. 2026-06-07
    days on market $195,000 Active 26 DOM
11. 2026-06-03
    days on market $195,000 Active 22 DOM
12. 2026-06-02
    days on market $195,000 Active 21 DOM
13. 2026-06-01
    days on market $195,000 Active 20 DOM
14. 2026-05-31
    days on market $195,000 Active 19 DOM
15. 2026-05-12
    listed $195,000 Active
16. 2022-02-11
    historical
17. 2021-11-26
    soldstatus $174,000 Closed 538-char remark

    Show marketing remark (538 chars)

    Escape to nature at this beautiful, almost brand new manufactured home on a quiet road in Montura Ranches! Built in 2018, this well-maintained 3Bed/2Bath beauty nestled on more than an acre of land is ready to be your "country oasis". This well-maintained property is fenced and cross-fenced; and is surrounded by trees for great shade and privacy with enough yard space for your animals or pets. This is perfect for anyone who is looking for a new home without the headaches of setting it up. Call now for your private showing!

18. 2021-10-10
    status Pending 538-char remark

    Show marketing remark (538 chars)

    Escape to nature at this beautiful, almost brand new manufactured home on a quiet road in Montura Ranches! Built in 2018, this well-maintained 3Bed/2Bath beauty nestled on more than an acre of land is ready to be your "country oasis". This well-maintained property is fenced and cross-fenced; and is surrounded by trees for great shade and privacy with enough yard space for your animals or pets. This is perfect for anyone who is looking for a new home without the headaches of setting it up. Call now for your private showing!

19. 2021-10-06
    listed $165,000 Active 538-char remark

    Show marketing remark (538 chars)

    Escape to nature at this beautiful, almost brand new manufactured home on a quiet road in Montura Ranches! Built in 2018, this well-maintained 3Bed/2Bath beauty nestled on more than an acre of land is ready to be your "country oasis". This well-maintained property is fenced and cross-fenced; and is surrounded by trees for great shade and privacy with enough yard space for your animals or pets. This is perfect for anyone who is looking for a new home without the headaches of setting it up. Call now for your private showing!

20. 2021-08-12
    listed $170,000
21. 2018-03-27
    soldstatus $9,200 Sold
22. 2018-03-09
    status Pending
23. 2018-01-17
    price $10,000
24. 2017-06-30
    listed $11,900 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $22,192
• − Mortgage interest: −$10,923
• − Property taxes: −$2,559
• − Insurance: −$975
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$5,673
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $2,084/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: Hendry
• NCES district ID: 1200780
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $37,043
• Composite: 31.16/100
• National rank: #6054
• State rank: #65 of 73 in FL

Livability — Montura

• Score: 61/100
• State rank: #777
• US rank: #17589

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

• Census place: Montura, FL
• Population (ZIP): 21,119

Population outlook (Hendry County) Hauer SSP2

• Today (2025): 38,866 people
• By 2030: 38,558 · -0.8%
• By 2040: 37,743 · -2.9%
• By 2050: 36,117 · -7.1%
• By 2075: 30,070 · -22.6%
• By 2100: 21,966 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 26% White 23% Black 18% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 5% Cuban 18%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hendry

• 2024 margin: Solid R (+38.3) · D 30.4% · R 68.7%
• 2008→2024 swing: -31.1pp toward R · 2008: -7.2pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+23.0 2016: R+14.2 2012: R+5.9 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 414.9243
• 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

+1538.7% since first listed

10 events — show timeline

• 2026-05-12 Listed $195,000 FSBO.com
• 2022-02-11 Listing Removed — Beaches MLS
• 2021-11-26 Sold (MLS) $174,000 FORTMLS
• 2021-10-10 Pending — FORTMLS
• 2021-10-06 Listed $165,000 FORTMLS
• 2021-08-12 Listed $170,000 Beaches MLS
• 2018-03-27 Sold (MLS) $9,200 FORTMLS
• 2018-03-09 Pending — FORTMLS
• 2018-01-17 Price Changed $10,000 FORTMLS
• 2017-06-30 Listed $11,900 FORTMLS

Property tax history

+18.5%/yr

Latest (2025): $2,559 · +0.8% YoY. Source: county tax records.