1088 Peach St · Buckhead Ridge, FL 34974

$185,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 67 Days on market

Built 2003 7,666 sqft lot $161/sqft · 24% above area Est $178k · at est.

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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 +16.5/30.0
• ARV discount +5.6/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buckhead Ridge- Grab your fishing pole, QUICK! 3 Bd/ 2 Ba, DWMH with seawall, dock and double driveway. Screen porch on the back and big deck on the front. Open concept, split floor plan. MB has double sinks, jacuzzi tub and separate shower. Utility room. Partially furnished! Fenced yard, good seawall, covered patio for bar-b-ques! Located on cul-de-sac on Peach St. 2020 AC, Metal roof. THIS ONE'S A HONEY! Dimensions are approximate, must measure for exact

Key facts

• Double driveway
• Fenced yard
• Covered patio

Tags

• DOUBLE DRIVEWAY
• SCREEN PORCH
• BIG DECK
• FENCED YARD
• COVERED PATIO
• CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $176k (5.1% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.2% in Buckhead Ridge — 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 (#785 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Glades (town): math 38% / reading 41% proficiency, ranked #63 of 73 in FL (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 402 active listings in the ZIP; 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $185k implies a 302% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $177,500
• List price: $185,000
• Delta: 4.23%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1474 Lake Dr	0.21mi	3/1.5	1,178 (+2%)	1mo	$80,000	$68	84
1075 23 St	0.12mi	3/2.0	1,134 (-2%)	17mo	$206,500	$182	78
1558 Chobee St	0.06mi	2/2.0 (-1)	1,248 (+8%)	4mo	$265,000	$212	75
1254 Chobee Loop	0.23mi	2/2.0 (-1)	1,184 (+3%)	12mo	$145,000	$122	70
1067 Palm Ct	0.47mi	3/2.0	1,066 (-8%)	2mo	$205,000	$192	64
1044 22nd St	0.33mi	3/2.0	1,025 (-11%)	3mo	$145,500	$142	63
1028 Peach Ln	0.06mi	3/2.0	1,316 (+14%)	13mo	$230,000	$175	63
1103 Lemon St	0.21mi	2/2.0 (-1)	1,012 (-12%)	4mo	$150,000	$148	62
1054 21st St	0.36mi	3/2.0	1,296 (+12%)	2mo	$245,000	$189	61
1097 Peach St	0.04mi	2/2.0 (-1)	1,301 (+13%)	16mo	$235,000	$181	58
1414 Hunter Rd	0.55mi	2/2.0 (-1)	1,100 (-4%)	15mo	$207,900	$189	50
1061 Lake Cir	0.74mi	2/2.0 (-1)	1,091 (-5%)	12mo	$150,000	$137	42

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-22,974
• Equity at exit: $27,584

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,914
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$231 /mo · $2,769/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $110

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 89%

Sensitivity live

Price	-10% $214	-5% $162	+0% $110	+5% $57	+10% $5
Rent	-10% $-29	-5% $40	+0% $110	+5% $179	+10% $248
Rate	-1.0pp $203	-0.5pp $157	base $110	+0.5pp $62	+1.0pp $13

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-19
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Buckhead Ridge- Grab your fishing pole, QUICK! 3 Bd/ 2 Ba, DWMH with seawall, dock and double driveway. Screen porch on the back and big deck on the front. Open concept, split floor plan. MB has double sinks, jacuzzi tub and separate shower. Utility room. Partially furnished! Fenced yard, good seawall, covered patio for bar-b-ques! Located on cul-de-sac on Peach St. 2020 AC, Metal roof. THIS ONE'S A HONEY! Dimensions are approximate, must measure for exact

2. 2026-04-01
   price $185,000 463-char remark

   Show marketing remark (463 chars)

   Buckhead Ridge- Grab your fishing pole, QUICK! 3 Bd/ 2 Ba, DWMH with seawall, dock and double driveway. Screen porch on the back and big deck on the front. Open concept, split floor plan. MB has double sinks, jacuzzi tub and separate shower. Utility room. Partially furnished! Fenced yard, good seawall, covered patio for bar-b-ques! Located on cul-de-sac on Peach St. 2020 AC, Metal roof. THIS ONE'S A HONEY! Dimensions are approximate, must measure for exact

3. 2026-03-12
   listed $199,000 Active 463-char remark

   Show marketing remark (463 chars)

   Buckhead Ridge- Grab your fishing pole, QUICK! 3 Bd/ 2 Ba, DWMH with seawall, dock and double driveway. Screen porch on the back and big deck on the front. Open concept, split floor plan. MB has double sinks, jacuzzi tub and separate shower. Utility room. Partially furnished! Fenced yard, good seawall, covered patio for bar-b-ques! Located on cul-de-sac on Peach St. 2020 AC, Metal roof. THIS ONE'S A HONEY! Dimensions are approximate, must measure for exact

4. 2015-09-22
   soldstatus $46,000 427-char remark

   Show marketing remark (427 chars)

   DoubleWide Mobile Home in the Buckhead Ridge Area. 3 bedrooms and 2 bathrooms with fenced yard. Concrete seawall and Lake Okeechobee Access. All Offers Must be submitted by the Buyers Agent VIA OFFERSUBMISSION. COM, ID#1090277. No paperwork required until terms accepted. BUYER PAYS $300.00 FEE AT CLOSING. All Properties must be on the market for 10 days minimum before Seller will review offers. Water Front: Lake Okeechobee,

5. 2015-06-30
   listed $48,300 427-char remark

   Show marketing remark (427 chars)

   DoubleWide Mobile Home in the Buckhead Ridge Area. 3 bedrooms and 2 bathrooms with fenced yard. Concrete seawall and Lake Okeechobee Access. All Offers Must be submitted by the Buyers Agent VIA OFFERSUBMISSION. COM, ID#1090277. No paperwork required until terms accepted. BUYER PAYS $300.00 FEE AT CLOSING. All Properties must be on the market for 10 days minimum before Seller will review offers. Water Front: Lake Okeechobee,

6. 2015-02-05
   historical
7. 2015-01-28
   listed $63,000
8. 2014-09-24
   historical
9. 2014-04-24
   listed $69,900
10. 2000-04-18
    soldstatus $25,000

ⓘ 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: $2,769 · $231/mo
• Projected year-2 tax: $2,769 · $231/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,077
• − Mortgage interest: −$10,363
• − Property taxes: −$2,769
• − Insurance: −$925
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,382
• Taxable loss: −$1,734
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,731/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: Glades
• NCES district ID: 1200660
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,758
• Composite: 32.81/100
• National rank: #5622
• State rank: #63 of 73 in FL

Livability — Buckhead Ridge

• Score: 61/100
• State rank: #785
• US rank: #17876

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: Buckhead Ridge, FL
• County: Okeechobee County · 23,975 people
• 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 (Glades County) Hauer SSP2

• Today (2025): 14,901 people
• By 2030: 15,463 · +3.8%
• By 2040: 16,341 · +9.7%
• By 2050: 17,158 · +15.1%
• By 2075: 18,881 · +26.7%
• By 2100: 19,164 · +28.6%

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 · Glades

• 2024 margin: Solid R (+53.3) · D 23.1% · R 76.4%
• 2008→2024 swing: -36.7pp toward R · 2008: -16.6pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+46.2 2016: R+39.6 2012: R+18.6 2008: R+16.6

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

+640.0% since first listed

10 events — show timeline

• 2026-05-19 Pending — Beaches MLS
• 2026-04-01 Price Changed $185,000 Beaches MLS
• 2026-03-12 Listed $199,000 Beaches MLS
• 2015-09-22 Sold (MLS) $46,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-30 Listed $48,300 Stellar MLS as Distributed by MLS Grid
• 2015-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-01-28 Listed $63,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-24 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2000-04-18 Sold (Public Records) $25,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,769 · +7.6% YoY. Source: county tax records.