The Mustang II Plan · Port LaBelle, FL 33935

$304,900

3 bd · 2.0 ba · 1,370 sqft · SingleFamily · 436 Days on market

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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).

• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 2 parking spots
• Listed 436 days

Property features AI

Finance

• Financial info: List price $304,900

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating and power; Central air
• Home design: The Mustang II plan; New-construction plan
• Exterior features: Street address: 4501 N Birchwood Pkwy, Labelle, FL

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Open living area (approx. 1,370 living area)

🏗️ New construction. The $304,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,850.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.5% below list).
• Recommended offer: $227k (25.5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,271/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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,065 (25.5% 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 436 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $280,850
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4544 Springview Cir	0.37mi	2/2.0 (-1)	1,344 (-2%)	9mo	$215,000	$160	67
1100 River Run	0.42mi	2/2.0 (-1)	1,337 (-2%)	14mo	$225,000	$168	60
6069 S Moss Cir	0.71mi	3/2.0	1,494 (+9%)	0mo	$282,000	$189	52
4550 Springview Cir	0.33mi	4/3.0 (+1)	1,412 (+3%)	24mo	$289,000	$205	50
6008 Petal Ct	0.65mi	3/2.0	1,408 (+3%)	20mo	$300,900	$214	48
6046 Longfellow Ct	0.52mi	3/2.5	1,547 (+13%)	14mo	$345,000	$223	40
6008 S Moss Cir	0.73mi	3/2.0	1,220 (-11%)	13mo	$309,900	$254	37

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $143,625
• Equity at exit: $253,012

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $430,387
• Equity at exit: $545,630

Cash invested: $78,638 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,213/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-147

Break-even live

Break-even rent $2,457

Max offer price $259,568

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-50	+0% $-147	+5% $-244	+10% $-341
Rent	-10% $-326	-5% $-237	+0% $-147	+5% $-57	+10% $32
Rate	-1.0pp $-6	-0.5pp $-76	base $-147	+0.5pp $-220	+1.0pp $-294

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: $70,212
• Closing costs: $8,426
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.44mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.91mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	1.28mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	1.28mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	1.36mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	1.40mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.42mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.49mi

Listing history 14 events

1. 2026-06-22
   days on market $304,900 Active 436 DOM
2. 2026-06-18
   days on market $304,900 Active 433 DOM
3. 2026-06-17
   days on market $304,900 Active 432 DOM
4. 2026-06-16
   days on market $304,900 Active 431 DOM
5. 2026-06-15
   days on market $304,900 Active 430 DOM
6. 2026-06-13
   days on market $304,900 Active 427 DOM
7. 2026-06-10
   days on market $304,900 Active 425 DOM
8. 2026-06-09
   days on market $304,900 Active 424 DOM
9. 2026-06-08
   days on market $304,900 Active 423 DOM
10. 2026-06-07
    days on market $304,900 Active 422 DOM
11. 2026-06-03
    days on market $304,900 Active 418 DOM
12. 2026-06-02
    days on market $304,900 Active 417 DOM
13. 2026-06-01
    days on market $304,900 Active 416 DOM
14. 2026-05-31
    days on market $304,900 Active 415 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,248
• − Mortgage interest: −$15,732
• − Property taxes: −$4,213
• − Insurance: −$1,404
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$8,170
• Taxable loss: −$6,631
• Est. tax savings @ 24.0%: +$1,591
• After-tax cash flow: $-173/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