1031 S Bronze Ct · Port LaBelle, FL 33935

$309,900

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 17 Days on market

Built 2023 10,018 sqft lot Est $295k · 5% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• ARV discount +5.2/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0

Listing remarks

Welcome to this beautifully newer construction home located in Glades County Offering 3 bedrooms, 2 bathrooms, and an open-concept layout, this home features a bright and airy living space , The modern kitchen showcases white cabinetry and stainless steel appliances , Situated on an . 23 of an acre lot, the property offers plenty of outdoor space, There's ample room for a pool, outdoor living area, or additional storage. Don't miss this beautiful spacious home with lots of land space

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2023

Property features AI

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Asphalt and concrete surfaces; Total 4 parking spaces
• Utilities: Other water source; 100 amp electrical service with 220 volts; Public sewer and septic tank; Cable available, phone available, water available, sewer available
• Home design: Single family residence; One story; Resale property; Faces east
• Construction: CBS construction; Shingle roof; Slab foundation; Built as single-story (total 1 story)
• Exterior features: Fenced yard (other type); Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room with washer and dryer hookups (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (29.1% below list).
• Recommended offer: $220k (29.1% 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.
• Glades (town): math 38% / reading 41% proficiency, ranked #63 of 73 in FL (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moore Haven Elementary School (math 17% / reading 27%, grade F, #2,080 of 2,144 statewide, top 97%, 375 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 pts) — the specific schools serving this property underperform the Glades average; the district grade overstates school quality for this exact location.
• Market conditions: 950 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• At $2,197/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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($305k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,713 (29.1% 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: 0.71% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.72
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $294,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 March Ln	0.03mi	3/2.0	1,362 (-0%)	9mo	$325,000	$239	91
1042 N Bronze Ct	0.08mi	3/2.0	1,449 (+6%)	5mo	$306,000	$211	82
1065 Jabara Cir	0.22mi	3/2.0	1,362 (-0%)	16mo	$295,000	$217	76
1421 Jabara Cir	0.29mi	3/2.0	1,380 (+1%)	10mo	$285,000	$207	76
1429 Jabara Cir	0.29mi	3/2.0	1,390 (+2%)	11mo	$270,000	$194	74
1225 March Ln	0.13mi	4/2.0 (+1)	1,439 (+6%)	13mo	$315,000	$219	69
1111 W Leader Ct	0.36mi	3/2.0	1,439 (+6%)	12mo	$310,000	$215	64
1047 Jabara Ln	0.19mi	3/2.0	1,212 (-11%)	12mo	$261,250	$216	63
1245 Calico St	0.49mi	3/2.0	1,498 (+10%)	1mo	$334,900	$224	60
1033 Bowie Ln	0.29mi	3/2.5	1,484 (+9%)	22mo	$350,000	$236	52
1020 E Benbow Cir	0.62mi	3/2.0	1,477 (+8%)	11mo	$280,000	$190	48
1081 Jupiter Loop	0.74mi	3/2.0	1,191 (-13%)	15mo	$240,000	$202	32

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $140,359
• Equity at exit: $279,182

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $435,847
• Equity at exit: $602,068

Cash invested: $86,772 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$429 /mo · $5,143/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-447

Break-even live

Break-even rent $2,763

Max offer price $230,910

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-359	+0% $-447	+5% $-535	+10% $-623
Rent	-10% $-621	-5% $-534	+0% $-447	+5% $-360	+10% $-274
Rate	-1.0pp $-291	-0.5pp $-368	base $-447	+0.5pp $-527	+1.0pp $-609

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 S Bronze Ct Labelle, FL	3.0	2.0	1662	$2,000	$1.20	5d	1	0.01mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	0.53mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	5d	1	0.68mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	0.74mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	0.93mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.94mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.48mi

Listing history 17 events

1. 2026-06-12
   days on market $309,900 Active 17 DOM
2. 2026-06-09
   days on market $309,900 Active 14 DOM
3. 2026-06-08
   days on market $309,900 Active 13 DOM
4. 2026-06-07
   days on market $309,900 Active 12 DOM
5. 2026-06-07
   days on market $309,900 Active 11 DOM
6. 2026-06-03
   days on market $309,900 Active 8 DOM
7. 2026-06-02
   days on market $309,900 Active 7 DOM
8. 2026-06-01
   days on market $309,900 Active 6 DOM
9. 2026-05-31
   days on market $309,900 Active 5 DOM
10. 2026-05-30
    days on market $309,900 Active 4 DOM
11. 2026-05-26
    listed $309,900 Active
12. 2026-03-17
    soldstatus $275,000
13. 2026-01-04
    historical $2,000
14. 2025-10-08
    listed $2,000
15. 2025-10-08
    historical $2,000
16. 2025-09-17
    price $2,000
17. 2025-09-06
    listed $2,100

ⓘ 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: $5,143 · $429/mo
• Projected year-2 tax: $5,143 · $429/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $26,366
• − Mortgage interest: −$17,359
• − Property taxes: −$5,143
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$9,015
• Taxable loss: −$10,920
• Est. tax savings @ 24.0%: +$2,621
• After-tax cash flow: $-2,745/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: Glades
• NCES district ID: 1200660
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,758
• Composite: 32.81/100
• National rank: #5622
• State rank: #63 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 (Glades County) Hauer SSP2

• Today (2025): 14,901 people
• By 2030: 15,463 · +3.8%
• By 2040: 16,341 · +9.7%
• By 2050: 17,158 · +15.1%
• By 2075: 18,881 · +26.7%
• By 2100: 19,164 · +28.6%

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 · Glades

• 2024 margin: Solid R (+53.3) · D 23.1% · R 76.4%
• 2008→2024 swing: -36.7pp toward R · 2008: -16.6pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+46.2 2016: R+39.6 2012: R+18.6 2008: R+16.6

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

+14657.1% since first listed

7 events — show timeline

• 2026-05-26 Listed $309,900 Beaches MLS
• 2026-03-17 Sold (Public Records) $275,000 Public Records
• 2026-01-04 Rental Removed $2,000 NAPLESMLS
• 2025-10-08 Listed for Rent $2,000 NAPLESMLS
• 2025-10-08 Rental Removed $2,000 FORTMLS
• 2025-09-17 Price Changed $2,000 FORTMLS
• 2025-09-06 Listed for Rent $2,100 FORTMLS

Property tax history

+43.1%/yr

Latest (2025): $5,143 · +8.7% YoY. Source: county tax records.