17510 Brynwood Ln · Okeechobee, FL 34974

$99,000

2 bd · 1.0 ba · 1,224 sqft · Manufactured public records · 33 Days on market

Built 1982 0.34 ac lot Est $116k · 15% under

---

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 +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath mobile home is ideal for a small family or a winter getaway. Located in a quiet neighborhood close to the Kissimme River this home features a large screened front porch, a carport, a spacious living room, plenty of room for parking, two sheds, a metal roof, a recently updated water system, and more. Call for more details.

Key facts

• Screened front porch
• Durable metal roof
• Two storage sheds

Tags

• SCREENED FRONT PORCH
• CONVENIENT CARPORT
• TWO STORAGE SHEDS
• DURABLE METAL ROOF
• RECENT UPDATES TO WATER SYSTEM

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: No association

Exterior

• Parking: Carport (2 spaces)
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured home (single wide); Residential property; One story; Faces north; Located in Kissimmee River Estates
• Construction: Metal siding; Metal roof; Crawlspace foundation; Building area approximately 1,224 sq ft; Lot about 0.34 acre (approx. 100 x 150)
• Exterior features: Front screened porch; Storage; Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/Window unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.3% in Okeechobee — 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 77/100 on livability (#210 in FL, #3,234 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Highlands (other): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 402 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 34% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.52% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $116,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17510 Brynwood Ln	0.00mi	3/2.0 (+1)	1,224 (0%)	1mo	$80,000	$65	90
17413 Brinkerhoff Ln	0.18mi	2/1.0	1,312 (+7%)	14mo	$125,000	$95	68
17212 Brynwood Ln	0.37mi	3/2.0 (+1)	1,188 (-3%)	14mo	$160,000	$135	57

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $8,954
• Equity at exit: $14,761

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $40,239
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $391

Break-even live

Break-even rent $1,009

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-23
   status Pending
4. 2026-04-10
   listed $99,000 Active
5. 2022-10-14
   soldstatus $88,000
6. 2022-10-12
   soldstatus $88,000 Closed 345-char remark

   Show marketing remark (345 chars)

   This 3 bedroom 2 bath mobile home is ideal for a small family or a winter getaway. Located in a quiet neighborhood close to the Kissimme River this home features a large screened front porch, a carport, a spacious living room, plenty of room for parking, two sheds, a metal roof, a recently updated water system, and more. Call for more details.

7. 2022-09-21
   status Pending 345-char remark

   Show marketing remark (345 chars)

   This 3 bedroom 2 bath mobile home is ideal for a small family or a winter getaway. Located in a quiet neighborhood close to the Kissimme River this home features a large screened front porch, a carport, a spacious living room, plenty of room for parking, two sheds, a metal roof, a recently updated water system, and more. Call for more details.

8. 2022-09-15
   listed $87,000 Active 345-char remark

   Show marketing remark (345 chars)

   This 3 bedroom 2 bath mobile home is ideal for a small family or a winter getaway. Located in a quiet neighborhood close to the Kissimme River this home features a large screened front porch, a carport, a spacious living room, plenty of room for parking, two sheds, a metal roof, a recently updated water system, and more. Call for more details.

9. 2020-01-22
   soldstatus $45,000

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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 A · 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,043
• − Mortgage interest: −$5,546
• − Property taxes: −$1,334
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$2,880
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,877/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: Highlands
• NCES district ID: 1200840
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,276
• Composite: 36.42/100
• National rank: #4672
• State rank: #54 of 73 in FL

Livability — Okeechobee

• Score: 77/100
• State rank: #210
• US rank: #3234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Okeechobee County · 23,975 people
• City population: 23,975
• 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 (Highlands County) Hauer SSP2

• Today (2025): 99,674 people
• By 2030: 99,615 · -0.1%
• By 2040: 99,342 · -0.3%
• By 2050: 98,242 · -1.4%
• By 2075: 93,291 · -6.4%
• By 2100: 79,894 · -19.8%

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 · Highlands

• 2024 margin: Solid R (+40.8) · D 29.3% · R 70.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -18.1pp · 2024: -40.8pp
• All cycles: 2024: R+40.8 2020: R+34.4 2016: R+32.0 2012: R+23.0 2008: R+18.1

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

+120.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-14 Sold (Public Records) $88,000 Public Records
• 2022-10-12 Sold (MLS) $88,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Listed $87,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-22 Sold (Public Records) $45,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,334 · +11.6% YoY. Source: county tax records.