3023 N Lakewood Rd · Port LaBelle, FL 33935

$369,900

3 bd · 2.0 ba · 1,989 sqft · Land · 168 Days on market

Built 2026 0.26 ac lot

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Why this score? — see what drove the F 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
• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

Key facts

• Irrigation
• Spacious great room
• Large island

Tags

• 8 FOOT FRONT DOOR
• ARCHITECTURAL SHINGLES
• LUSH LANDSCAPING
• IRRIGATION
• SPACIOUS GREAT ROOM
• LARGE ISLAND

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with garage door opener (2 covered spaces)
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open patio and porch; Patio; Porch; Screened porch (lanai, 10 x 9); Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: Bedroom (13 x 10); Bedroom (12 x 11); Master bedroom (13 x 16)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Thermal windows; Breakfast bar; Entrance foyer; Eat-in kitchen; Kitchen island; Living/Dining room; Pantry; Dual sinks; Separate shower; Shower only; Walk-in closet(s); See remarks
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-830 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (40.9% below list).
• Recommended offer: $218k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 5.1% in Port LaBelle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools F, amenities F, commute 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.
• Market conditions: 942 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,185/mo this rent would consume 46% 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($326k) 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 $59k; list at $370k implies a 527% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,490 (40.9% 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 168 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 14.1

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: 17.5%
• Equity multiple: 2.43×
• Total profit: $148,613
• Equity at exit: $333,235

10-year hold

• IRR: 16.5%
• Equity multiple: 5.63×
• Total profit: $479,288
• Equity at exit: $718,634

Cash invested: $103,572 (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: 942
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-830

Break-even live

Break-even rent $3,236

Max offer price $249,765

Occupancy floor —

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	0.06mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	1.11mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	3d	1	1.20mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	1.42mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $369,900 Active 168 DOM
2. 2026-06-17
   days on market $369,900 Active 167 DOM
3. 2026-06-16
   days on market $369,900 Active 166 DOM
4. 2026-06-15
   days on market $369,900 Active 165 DOM
5. 2026-06-13
   days on market $369,900 Active 163 DOM
6. 2026-06-13
   days on market $369,900 Active 162 DOM
7. 2026-06-10
   days on market $369,900 Active 160 DOM
8. 2026-06-09
   days on market $369,900 Active 159 DOM
9. 2026-06-08
   days on market $369,900 Active 158 DOM
10. 2026-06-07
    days on market $369,900 Active 157 DOM
11. 2026-06-03
    days on market $369,900 Active 153 DOM
12. 2026-06-02
    days on market $369,900 Active 152 DOM
13. 2026-06-01
    days on market $369,900 Active 151 DOM
14. 2026-05-31
    days on market $369,900 Active 150 DOM
15. 2026-01-01
    listed $369,900 Active
16. 2025-11-25
    soldstatus $59,000
17. 2025-11-24
    soldstatus $29,500 Closed 698-char remark

    Show marketing remark (698 chars)

    Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

18. 2025-11-24
    soldstatus $29,500 Closed 698-char remark

    Show marketing remark (698 chars)

    Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

19. 2025-10-24
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

20. 2025-10-24
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

21. 2025-10-24
    listed $29,500 Active 698-char remark

    Show marketing remark (698 chars)

    Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

22. 2025-10-20
    listed $29,500 Active 698-char remark

    Show marketing remark (698 chars)

    Beautiful Port LaBelle Homesite! This . 26-acre lot is perfectly situated with a lush greenbelt backdrop and mature trees that offer natural beauty and privacy. Port LaBelle water is available, and the site offers quick access to SR 80 and SR 29, just 30 minutes from Fort Myers. An adjoining . 23-acre lot is also available, giving you the option to create nearly a half-acre homesite—ideal for added space or investment potential. The property is near Florida SouthWestern State College, Country Oaks Elementary School, Cowboy Way, shopping and dining. Whether you’re ready to build now or invest for the future, this property offers excellent value and convenience in a growing area!

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,219
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$10,761
• Taxable loss: −$16,855
• Est. tax savings @ 24.0%: +$4,045
• After-tax cash flow: $-5,917/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

+1153.9% since first listed

8 events — show timeline

• 2026-01-01 Listed $369,900 FORTMLS
• 2025-11-25 Sold (Public Records) $59,000 Public Records
• 2025-11-24 Sold (MLS) $29,500 FORTMLS
• 2025-11-24 Sold (MLS) $29,500 MARMLS
• 2025-10-24 Pending — MARMLS
• 2025-10-24 Pending — FORTMLS
• 2025-10-24 Listed $29,500 MARMLS
• 2025-10-20 Listed $29,500 FORTMLS

Property tax history

+9.3%/yr

Latest (2025): $381 · +18.2% YoY. Source: county tax records.