4014 N Edgewater Cir · Port LaBelle, FL 33935

$179,900

2 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 82 Days on market

Built 1982 10,018 sqft lot Est $285k · 37% under $13/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +17.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

Key facts

• Functional layout
• Fully fenced yard
• 0.23 acre lot

Tags

• FULLY FENCED YARD
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Lot irregular shape on a 0.23-acre parcel; Property view: basin; Irrigation: reclaimed water; Paved road access
• Financial info: Property is a single-unit single-family home (not a multifamily investment)
• HOA & community: Mandatory HOA; Annual master HOA fee of $160; HOA covers trash removal; Community pool; Non-gated community; Resident management

Exterior

• Parking: Paved driveway
• Security: Impact-resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story (ranch); Rear exposure to the west; Residential property in Port LaBelle
• Construction: Concrete block construction; Built in 1982; Metal and shingle roof; Foundation information not provided
• Exterior features: Fence; Stucco exterior; Double-hung windows; Impact-resistant windows; Manual shutters

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower-only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Smoke detectors; Window coverings; Great room floor plan; Dining area in the living space; Den (study); Florida room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $122 ($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 $180k (0.1% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.1% in Port LaBelle — 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 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; 1 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.00% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $284,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4002 S Edgewater Cir	0.14mi	3/2.0 (+1)	1,456 (+3%)	13mo	$217,000	$149	73
4002 Cascade Ln	0.39mi	3/2.0 (+1)	1,344 (-5%)	3mo	$280,000	$208	66
2001 Jeronimo Rd	0.40mi	3/2.0 (+1)	1,356 (-4%)	5mo	$295,000	$218	65
2014 Odessa Cir	0.27mi	3/2.0 (+1)	1,584 (+12%)	1mo	$265,000	$167	62
2033 Odessa Cir	0.35mi	3/2.0 (+1)	1,389 (-2%)	16mo	$288,320	$208	62
4018 Caloosa Loop	0.73mi	3/2.0 (+1)	1,404 (-1%)	2mo	$214,000	$152	58
2001 Inglewood Cir	0.43mi	3/2.0 (+1)	1,565 (+10%)	12mo	$314,900	$201	48
4038 Rainbow Cir	0.71mi	3/2.0 (+1)	1,377 (-3%)	12mo	$225,000	$163	47
2029 Jeronimo Rd	0.56mi	3/2.0 (+1)	1,292 (-9%)	11mo	$299,900	$232	45
2006 Inglewood Cir	0.48mi	3/2.0 (+1)	1,246 (-12%)	13mo	$265,990	$213	42
4049 Rainbow Cir	0.64mi	2/2.0	1,262 (-11%)	12mo	$230,000	$182	42
4005 School Cir	0.69mi	3/2.0 (+1)	1,510 (+7%)	13mo	$228,800	$152	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $105,802
• Equity at exit: $162,068

10-year hold

• IRR: 23.1%
• Equity multiple: 7.07×
• Total profit: $305,585
• Equity at exit: $349,506

Cash invested: $50,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$75
• HOA: −$13
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $122

Break-even live

Break-even rent $1,643

Max offer price $179,900

Occupancy floor 88%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	24d	1	1.29mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: watersewerelectric

Listing history 34 events

1. 2026-06-18
   days on market $179,900 Active 82 DOM
2. 2026-06-17
   days on market $179,900 Active 81 DOM
3. 2026-06-16
   days on market $179,900 Active 80 DOM
4. 2026-06-15
   days on market $179,900 Active 79 DOM
5. 2026-06-13
   days on market $179,900 Active 77 DOM
6. 2026-06-13
   days on market $179,900 Active 76 DOM
7. 2026-06-10
   days on market $179,900 Active 74 DOM
8. 2026-06-09
   days on market $179,900 Active 73 DOM
9. 2026-06-08
   days on market $179,900 Active 72 DOM
10. 2026-06-07
    days on market $179,900 Active 71 DOM
11. 2026-06-03
    days on market $179,900 Active 67 DOM
12. 2026-06-02
    days on market $179,900 Active 66 DOM
13. 2026-06-01
    days on market $179,900 Active 65 DOM
14. 2026-05-31
    days on market $179,900 Active 64 DOM
15. 2026-05-22
    price $179,900
16. 2026-04-30
    price $189,000
17. 2026-03-28
    listed $195,000 Active
18. 2025-12-05
    historical
19. 2025-12-02
    price $204,500
20. 2025-11-04
    price $209,900
21. 2025-10-28
    price $219,900
22. 2025-10-14
    listed $224,900 Active
23. 2022-02-25
    soldstatus $195,000
24. 2022-02-24
    soldstatus $195,000 Closed 600-char remark

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

25. 2022-02-24
    soldstatus $195,000 Closed

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

26. 2022-01-30
    status Pending 600-char remark

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

27. 2022-01-07
    status Pending
28. 2021-10-18
    status Active 600-char remark

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

29. 2021-10-18
    status Active

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

30. 2021-10-07
    status Pending 600-char remark

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

31. 2021-10-07
    status Pending

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

32. 2021-09-30
    listed $190,000 Active 600-char remark

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

33. 2021-09-30
    listed $190,000 Active

    Show marketing remark (600 chars)

    BACK ON THE MARKET! Well-maintained 3 bedroom 2 bath home, built in 1982. Great neighborhood to live. Garage was converted into the 3rd bedroom with Permit. Metal Roof was installed in March 2018. Hot Water Heater being installed and Electrical Panel will be installed before closing. Beautiful gardens with large fenced back yard. Public water & sewer, but there is also a well that is used for underground irrigation system to water lawn. Fenced back yard. 10 Mins to Shopping. When viewing Masks must be worn. All dimensions are approximate and should be verified by buyer's or their agents

34. 1983-10-01
    soldstatus $65,500

ⓘ 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: $3,201 · $267/mo
• Projected year-2 tax: $3,201 · $267/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,569
• − Mortgage interest: −$10,077
• − Property taxes: −$3,201
• − Insurance: −$900
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$156
• − Depreciation: −$5,233
• Taxable loss: −$1,449
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,810/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

+174.7% since first listed

20 events — show timeline

• 2026-05-22 Price Changed $179,900 NAPLESMLS
• 2026-04-30 Price Changed $189,000 NAPLESMLS
• 2026-03-28 Listed $195,000 NAPLESMLS
• 2025-12-05 Listing Removed — FORTMLS
• 2025-12-02 Price Changed $204,500 FORTMLS
• 2025-11-04 Price Changed $209,900 FORTMLS
• 2025-10-28 Price Changed $219,900 FORTMLS
• 2025-10-14 Listed $224,900 FORTMLS
• 2022-02-25 Sold (Public Records) $195,000 Public Records
• 2022-02-24 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-24 Sold (MLS) $195,000 MARMLS
• 2022-01-30 Pending — MARMLS
• 2022-01-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-18 Relisted — MARMLS
• 2021-10-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-07 Pending — MARMLS
• 2021-10-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-30 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-30 Listed $190,000 MARMLS
• 1983-10-01 Sold (Public Records) $65,500 Public Records

Property tax history

+18.0%/yr

Latest (2025): $3,201 · +6.7% YoY. Source: county tax records.