5021 N Dogwood Cir · Port LaBelle, FL 33935

$314,990

4 bd · 2.0 ba · 1,806 sqft · Land · 2 Days on market

Built 2026 10,018 sqft lot

---

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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

The SYLVESTER floor plan has four bedrooms, two full bathrooms, a three car garage, and 1,806 square feet of living space. The great room is spacious and accommodating. A beautiful walk-around island is conveniently located between the great room and the kitchen making it a gathering place for both rooms. Three bedrooms are on one side of the home and the owner's suite is on the other side. Tile floors in all main areas, quartz countertops in kitchen and baths, exterior carriage lighting, interior primary and living extra recessed lighting. Includes washer, dryer, side by side refrigerator, blinds throughout, garage door opener and keypad. The SYLVESTER comes with one full year of builders

Key facts

• Quartz countertops
• Tile floors
• Walk-around island

Tags

• WALK-AROUND ISLAND
• TILE FLOORS
• QUARTZ COUNTERTOPS
• EXTERIOR CARRIAGE LIGHTING
• INTERIOR RECESSED LIGHTING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee listed as 0

Exterior

• Parking: Attached garage with 3 covered spaces
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces west; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Manual shutters; Rectangular, paved lot; East exposures

Interior

• Kitchen: Dishwasher; Microwave; Range; Pantry included
• Bedrooms: Three bedrooms (two 11 x 11, one 14 x 15 master)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Separate shower configuration
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Double-hung windows; Separate/formal dining room; Pantry; Separate shower; Shower only; Split bedrooms; Unfurnished
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (27.2% below list).
• Recommended offer: $229k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#750 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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; 13 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 $2,293/mo this rent would consume 48% 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 $34k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $315k implies a 1112% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,252 (27.2% 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. 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.4

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $148,293
• Equity at exit: $283,768

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $455,084
• Equity at exit: $611,956

Cash invested: $88,197 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-366

Break-even live

Break-even rent $2,755

Max offer price $262,068

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-257	+0% $-366	+5% $-475	+10% $-583
Rent	-10% $-547	-5% $-456	+0% $-366	+5% $-275	+10% $-185
Rate	-1.0pp $-207	-0.5pp $-286	base $-366	+0.5pp $-447	+1.0pp $-530

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.46mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.49mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.67mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.82mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.84mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.09mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.18mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.20mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	1.21mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.22mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	1.22mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.22mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	1.49mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $314,990 Active 2 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $27,510
• − Mortgage interest: −$17,644
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$9,163
• Taxable loss: −$9,999
• Est. tax savings @ 24.0%: +$2,400
• After-tax cash flow: $-1,989/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 — Port LaBelle

• Score: 62/100
• State rank: #750
• US rank: #16264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port LaBelle, FL
• 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

+1475.0% since first listed

3 events — show timeline

• 2026-06-19 Listed $314,990 FORTMLS
• 2024-11-15 Sold (Public Records) $26,000 Public Records
• 2024-10-30 Sold (Public Records) $20,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $571 · +79.9% YoY. Source: county tax records.