Clewiston is a mid-range market in the South with a small but investable metro of 50,000. At a 6.57% estimated cap rate, this is a solid market where rents of $1,990/mo lag behind home prices. With a median home price of $275,000 and steady population growth supports long-term rental demand, Clewiston stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Clewiston's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $275,000, the $1,990/mo rent produces only $1,506/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
On a conventional loan with 20% down ($55K) at 7%, estimated monthly cash flow is $43 — a thin 0.9% cash-on-cash return. Investors should negotiate below asking price or target properties with above-median rents to build a meaningful cash flow buffer.
With 1.9% annual population growth paired with 3.7% home appreciation, Clewiston offers a rare combination of current cash flow and future equity upside. The 11.5x gross rent multiplier suggests the market hasn't fully priced in this growth trajectory.
Pre-filled with Clewiston medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Clewiston.
Clewiston, FL has a population of 50,000 and has been growing at 1.9% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $275,000 paired with median rents of $1,990/mo produces an estimated cap rate of 6.57%.
Property taxes at 0.86% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.4x, homes cost about 5.4 times the local median income of $50,639. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 3.7% annually. Above-average appreciation adds an equity component to total returns, though deals should still pencil on cash flow alone.
Bottom line: Clewiston offers attractive fundamentals for rental investors. Strong population growth, low taxes, and cap rates above 6% put it in the upper tier of investable markets.