166 Plantation Dr · Pioneer, FL 33935

$311,375

4 bd · 2.0 ba · 1,498 sqft · Land · 59 Days on market

Built 2026 0.25 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Under construction. This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" tile flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!!

Key facts

• En suite bathroom
• Big walk-in closet
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• LARGE ISLAND
• WALK-IN PANTRY
• COVERED LANAI
• EN SUITE BATHROOM
• BIG WALK-IN CLOSET

Property features AI

Finance

• Other: Property located on Lot Unit 34; approximately 0.25 acre; Lot dimensions: frontage 75', sides 135' each, back 75'; Directions available from State Rd 80 (see listing agent for details)
• Financial info: New construction
• HOA & community: No HOA maintenance; Community type: Non-gated (see remarks for details); No community amenities

Exterior

• Parking: Driveway (paved); Attached 2-car garage with automatic garage door
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Central water; Septic sewer; Electric service for heat and cooling (central); Cable available
• Home design: Single-family residence; One-story (ranch); Rear exposure to the east; Residential property in Port LaBelle development; Concrete block construction; Year built 2026
• Construction: Concrete block construction; Stucco finish; Shingle roof; Built in 2026; Foundation information not provided
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows and doors; Regular lot; Paved road access; Well irrigation

Interior

• Kitchen: Walk-in pantry; Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator/icemaker
• Bedrooms: 4 bedrooms; Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Great room floor plan; Open porch/lanai; Room for pool; Sprinkler system (automatic); Water treatment system (owned); Home automation
• Laundry & utility: Laundry in residence; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $311k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (22.5% below list).
• Recommended offer: $241k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#727 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime 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; 3 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).
• At $2,412/mo this rent would consume 51% 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.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $17k; list at $311k implies a 1732% 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; moderate 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 $241,250 (22.5% below list)

Questions for the listing agent

1. 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?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $153,954
• Equity at exit: $280,511

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $465,760
• Equity at exit: $604,933

Cash invested: $87,185 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 950
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,412 medium
• Mortgage (P&I): −$1,633
• Tax est. 1.5%: −$389 /mo · $4,671/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-246

Break-even live

Break-even rent $2,724

Max offer price $275,783

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-138	+0% $-246	+5% $-354	+10% $-461
Rent	-10% $-437	-5% $-341	+0% $-246	+5% $-151	+10% $-55
Rate	-1.0pp $-89	-0.5pp $-167	base $-246	+0.5pp $-327	+1.0pp $-409

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: $77,844
• Closing costs: $9,341
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Ella Jean Pl Labelle, FL	4.0	2.0	1485	$2,000	$1.35	26d	1	0.32mi
634 Royce Rd Labelle, FL	3.0	2.0	1462	$2,100	$1.44	16d	1	0.45mi
1305 Andover Dr Labelle, FL	3.0	2.0	1750	$2,400	$1.37	26d	1	0.67mi

Listing history 23 events

1. 2026-06-22
   days on market $311,375 Active 59 DOM
2. 2026-06-18
   days on market $311,375 Active 56 DOM
3. 2026-06-17
   days on market $311,375 Active 55 DOM
4. 2026-06-16
   days on market $311,375 Active 54 DOM
5. 2026-06-15
   days on market $311,375 Active 53 DOM
6. 2026-06-13
   days on market $311,375 Active 51 DOM
7. 2026-06-13
   days on market $311,375 Active 50 DOM
8. 2026-06-10
   days on market $311,375 Active 48 DOM
9. 2026-06-09
   days on market $311,375 Active 47 DOM
10. 2026-06-08
    days on market $311,375 Active 46 DOM
11. 2026-06-07
    days on market $311,375 Active 45 DOM
12. 2026-06-03
    days on market $311,375 Active 41 DOM
13. 2026-06-02
    days on market $311,375 Active 40 DOM
14. 2026-06-01
    days on market $311,375 Active 39 DOM
15. 2026-05-31
    days on market $311,375 Active 38 DOM
16. 2026-04-24
    listed $311,375 Active 1211-char remark

    Show marketing remark (1211 chars)

    Under construction. This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" tile flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!!

17. 2026-04-23
    listed $311,375 Active
18. 2026-02-05
    soldstatus $17,000 Closed 277-char remark

    Show marketing remark (277 chars)

    Build your NEW HOME on this beautiful 1/4 acre lot located in Banyan Village. This property is approximately 10 minutes east of downtown LaBelle. Just a short drive to shopping and schools! No HOA's or Restrictions! Central water is available. Own your piece of paradise today!

19. 2026-02-05
    soldstatus $17,000

    Show marketing remark (277 chars)

    Build your NEW HOME on this beautiful 1/4 acre lot located in Banyan Village. This property is approximately 10 minutes east of downtown LaBelle. Just a short drive to shopping and schools! No HOA's or Restrictions! Central water is available. Own your piece of paradise today!

20. 2025-10-03
    status Pending 277-char remark

    Show marketing remark (277 chars)

    Build your NEW HOME on this beautiful 1/4 acre lot located in Banyan Village. This property is approximately 10 minutes east of downtown LaBelle. Just a short drive to shopping and schools! No HOA's or Restrictions! Central water is available. Own your piece of paradise today!

21. 2025-03-17
    listed $25,000 Active 277-char remark

    Show marketing remark (277 chars)

    Build your NEW HOME on this beautiful 1/4 acre lot located in Banyan Village. This property is approximately 10 minutes east of downtown LaBelle. Just a short drive to shopping and schools! No HOA's or Restrictions! Central water is available. Own your piece of paradise today!

22. 2005-09-26
    soldstatus $33,000
23. 2005-08-03
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $28,950
• − Mortgage interest: −$17,442
• − Property taxes: −$4,671
• − Insurance: −$1,557
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$9,058
• Taxable loss: −$8,410
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $-933/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 — Pioneer

• Score: 63/100
• State rank: #727
• US rank: #15534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hendry County · 23,186 people
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

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: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, 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

+1629.9% since first listed

8 events — show timeline

• 2026-04-24 Listed $311,375 Zillow
• 2026-04-23 Listed $311,375 NAPLESMLS
• 2026-02-05 Sold (Public Records) $17,000 Public Records
• 2026-02-05 Sold (MLS) $17,000 FORTMLS
• 2025-10-03 Pending — FORTMLS
• 2025-03-17 Listed $25,000 FORTMLS
• 2005-09-26 Sold (Public Records) $33,000 Public Records
• 2005-08-03 Sold (Public Records) $18,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $295 · -25.7% YoY. Source: county tax records.