4030 School Cir · Port LaBelle, FL 33935

$299,900

3 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 51 Days on market

Built 1974 Est $357k · 16% under $15/mo HOA · 1% of rent

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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).

• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

NEW ROOF WITH PERMIT ON 5/16/2024. NEW APPLAINCES, ALL NEW TILE AROUND, UPGRADED KITCHEN WITH GRANITE TOPS. NEW UPGRADED BATHROOM. FHA VA . CONV SOLD AS IS. BIG FENCED LOT. QUIET BLOCK. FRIENDLY NEIFGBOURS. THE PROPERTY SOLD TO INVESTORS ONLY. THE TENANT WILL CONTINUED STAY UNTIL 04/30/2027,RENTED $2250/M. SHOWING ONLY BY APPOINTMENTS WITH TENANTS.

Key facts

• Upgraded bathroom
• Granite tops
• Upgraded kitchen

Tags

• NEW ROOF
• NEW APPLIANCES
• UPGRADED KITCHEN
• GRANITE TOPS
• UPGRADED BATHROOM
• BIG FENCED LOT

Property features AI

Finance

• Other: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $15; Maintained community

Exterior

• Parking: Driveway; On-street parking
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Resale property; Faces southeast
• Construction: Block, frame, and stucco construction; Shingle roof
• Exterior features: Fenced yard; Fruit trees; Less than quarter acre lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Trash compactor; Disposal
• Bedrooms: At least one bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Living/dining room; Separate/formal dining room; Breakfast area; Pantry; Closet cabinetry; Walk-in closet(s); Tub with shower; Attic; Den; Family room; Media room; Bedroom on main level
• Laundry & utility: Laundry tub; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (23.9% below list).
• Recommended offer: $228k (23.9% 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: 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; 6 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 $2,283/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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago 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 $183k; list at $300k implies a 64% 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 $228,337 (23.9% 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 51 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $356,928
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5021 NE Tradewinds Cir	0.64mi	4/2.0 (+1)	2,134 (+1%)	3mo	$339,000	$159	61
5011 Myrtlewood Rd	0.70mi	4/2.0 (+1)	1,828 (-13%)	3mo	$290,000	$159	38
5024 Wild Goose Cir	0.71mi	4/2.0 (+1)	1,828 (-13%)	12mo	$309,000	$169	30
5034 NE Tradewinds Cir	0.71mi	4/2.0 (+1)	1,828 (-13%)	15mo	$314,500	$172	27
5007 Myrtlewood Rd	0.70mi	4/2.0 (+1)	1,828 (-13%)	19mo	$308,990	$169	24

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $145,094
• Equity at exit: $270,174

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $441,749
• Equity at exit: $582,640

Cash invested: $83,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$378 /mo · $4,539/yr
• Insurance: −$125
• HOA: −$15
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-287

Break-even live

Break-even rent $2,647

Max offer price $249,184

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	0.96mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	15d	1	1.06mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	15d	1	1.09mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	1.32mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	1.42mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	1.50mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 50 events

1. 2026-06-18
   days on market $299,900 Active 51 DOM
2. 2026-06-17
   days on market $299,900 Active 50 DOM
3. 2026-06-16
   days on market $299,900 Active 49 DOM
4. 2026-06-15
   days on market $299,900 Active 48 DOM
5. 2026-06-13
   days on market $299,900 Active 46 DOM
6. 2026-06-13
   days on market $299,900 Active 45 DOM
7. 2026-06-10
   days on market $299,900 Active 43 DOM
8. 2026-06-09
   days on market $299,900 Active 42 DOM
9. 2026-06-08
   days on market $299,900 Active 41 DOM
10. 2026-06-07
    days on market $299,900 Active 40 DOM
11. 2026-06-03
    days on market $299,900 Active 36 DOM
12. 2026-06-02
    days on market $299,900 Active 35 DOM
13. 2026-06-01
    days on market $299,900 Active 34 DOM
14. 2026-05-31
    days on market $299,900 Active 33 DOM
15. 2026-04-28
    listed $299,900 Active
16. 2026-04-26
    historical $2,250
17. 2026-03-24
    listed $2,250
18. 2026-03-05
    historical
19. 2026-02-20
    historical
20. 2026-02-17
    price $299,900
21. 2026-02-15
    historical
22. 2026-02-06
    price $299,900
23. 2025-10-06
    price $279,900
24. 2025-10-06
    price $279,900
25. 2025-08-12
    price $209,900
26. 2025-08-12
    price $209,900
27. 2025-08-05
    price $199,900
28. 2025-08-05
    listed $199,900 Active
29. 2025-06-25
    listed $209,900
30. 2025-06-16
    price $209,900
31. 2025-06-04
    soldstatus $182,600
32. 2025-06-02
    price $225,000
33. 2025-05-30
    soldstatus $182,554 Closed
34. 2025-05-02
    listed $195,000 Active
35. 2025-04-12
    status Pending
36. 2025-02-22
    listed $195,000 Active
37. 2022-10-14
    historical
38. 2022-09-21
    price $219,000
39. 2022-08-29
    price $219,900
40. 2022-08-16
    price $225,000
41. 2022-07-26
    listed $230,000 Active
42. 2019-01-10
    soldstatus $145,000
43. 2019-01-08
    soldstatus $145,000 Sold
44. 2018-12-21
    status Pending
45. 2018-11-30
    price $149,900
46. 2018-10-25
    listed $159,900 Active
47. 2017-01-04
    soldstatus $100,000
48. 2016-12-30
    price $100,000
49. 2016-12-30
    soldstatus $100,000 Sold
50. 2016-12-25
    price $109,000

ⓘ 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: $4,539 · $378/mo
• Projected year-2 tax: $4,539 · $378/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,400
• − Mortgage interest: −$16,799
• − Property taxes: −$4,539
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$180
• − Depreciation: −$8,724
• Taxable loss: −$8,726
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-1,351/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

+614.0% since first listed

42 events — show timeline

• 2026-04-28 Listed $299,900 MARMLS
• 2026-04-26 Rental Removed $2,250 MARMLS
• 2026-03-24 Listed for Rent $2,250 MARMLS
• 2026-03-05 Listing Removed — Beaches MLS
• 2026-02-20 Listing Removed — MARMLS
• 2026-02-17 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $299,900 MARMLS
• 2025-10-06 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $279,900 MARMLS
• 2025-08-12 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $209,900 MARMLS
• 2025-08-05 Price Changed $199,900 MARMLS
• 2025-08-05 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Listed $209,900 Beaches MLS
• 2025-06-16 Price Changed $209,900 MARMLS
• 2025-06-04 Sold (Public Records) $182,600 Public Records
• 2025-06-02 Price Changed $225,000 MARMLS
• 2025-05-30 Sold (MLS) $182,554 FORTMLS
• 2025-05-02 Listed $195,000 MARMLS
• 2025-04-12 Pending — FORTMLS
• 2025-02-22 Listed $195,000 FORTMLS
• 2022-10-14 Listing Removed — FORTMLS
• 2022-09-21 Price Changed $219,000 FORTMLS
• 2022-08-29 Price Changed $219,900 FORTMLS
• 2022-08-16 Price Changed $225,000 FORTMLS
• 2022-07-26 Listed $230,000 FORTMLS
• 2019-01-10 Sold (Public Records) $145,000 Public Records
• 2019-01-08 Sold (MLS) $145,000 FORTMLS
• 2018-12-21 Pending — FORTMLS
• 2018-11-30 Price Changed $149,900 FORTMLS
• 2018-10-25 Listed $159,900 FORTMLS
• 2017-01-04 Sold (Public Records) $100,000 Public Records
• 2016-12-30 Price Changed $100,000 FORTMLS
• 2016-12-30 Sold (MLS) $100,000 FORTMLS
• 2016-12-25 Price Changed $109,000 FORTMLS
• 2016-12-14 Pending — FORTMLS
• 2016-10-14 Pending — FORTMLS
• 2016-10-12 Listed $109,000 FORTMLS
• 1998-04-27 Sold (Public Records) $55,000 Public Records
• 1983-10-01 Sold (Public Records) $61,000 Public Records
• 1980-10-01 Sold (Public Records) $42,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $4,539 · +9.2% YoY. Source: county tax records.