4077 S Edgewater Cir · Port LaBelle, FL 33935

$175,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 35 Days on market

Built 1980 10,018 sqft lot Est $240k · 27% under

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Why this score? — see what drove the A- 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 +26.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +7.9/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is currently being offered below market value - and is anticipated to be a short sale transaction! The approval process with the bank has started, and we anticipate a bank approved list price SOON. In the meantime, PLEASE submit all reasonable offers for this lovely and well cared for home. The oversized yard offers tranquil, mature landscaping. Your metal roof is less than four years old, and all major systems are functional, making this a perfect home to live in as you make it your own. Schedule your tour today!

Key facts

• Metal roof
• Oversized yard
• Mature landscaping

Tags

• OVERSIZED YARD
• MATURE LANDSCAPING
• METAL ROOF
• MAJOR SYSTEMS FUNCTIONAL

Property features AI

Finance

• Other: Lot is approximately 0.23 acres; Lot is regular shaped with frontage and back ~87' and sides ~125'; City-maintained road access; Irrigation: central
• HOA & community: No HOA maintenance; Community park; Streetlights; Non-gated community

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Smoke detectors (interior)
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story / ranch; Rear exposure facing east; Residential property in Port LaBelle
• Construction: Wood frame construction; Metal roof; Built in 1980
• Exterior features: Patio; Room for a pool; Stucco exterior; Single-hung windows; Storm protection (see remarks); Wooded area view

Interior

• Kitchen: Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms plus a den
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with combination tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Smoke detectors; Great room floor plan; Eat-in kitchen; Den / study
• Laundry & utility: Washer/dryer hookup; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 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 $2,265/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 $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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.

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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4002 Cascade Ln	0.12mi	3/2.0	1,344 (+2%)	3mo	$280,000	$208	89
4018 Caloosa Loop	0.31mi	3/2.0	1,404 (+6%)	2mo	$214,000	$152	73
2006 Inglewood Cir	0.30mi	3/2.0	1,246 (-6%)	13mo	$265,990	$213	66
2001 Jeronimo Rd	0.57mi	3/2.0	1,356 (+3%)	5mo	$295,000	$218	65
4038 Rainbow Cir	0.39mi	3/2.0	1,377 (+4%)	12mo	$225,000	$163	64
2040 S Montana Cir	0.60mi	3/2.0	1,392 (+6%)	0mo	$230,000	$165	63
2010 S Montana Cir	0.43mi	3/2.0	1,389 (+5%)	13mo	$255,000	$184	60
4049 Rainbow Cir	0.39mi	2/2.0 (-1)	1,262 (-4%)	12mo	$230,000	$182	59
4002 S Edgewater Cir	0.28mi	3/2.0	1,456 (+10%)	13mo	$217,000	$149	59
2029 Jeronimo Rd	0.62mi	3/2.0	1,292 (-2%)	11mo	$299,900	$232	58
4033 School Cir	0.70mi	3/2.0	1,476 (+12%)	0mo	$262,500	$178	48
4005 School Cir	0.53mi	3/2.0	1,510 (+14%)	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: 32.9%
• Equity multiple: 3.57×
• Total profit: $125,850
• Equity at exit: $157,654

10-year hold

• IRR: 28.4%
• Equity multiple: 8.08×
• Total profit: $346,860
• Equity at exit: $339,987

Cash invested: $49,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$918
• Tax from tax record: −$321 /mo · $3,850/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $478

Break-even live

Break-even rent $1,660

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	23d	1	0.88mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	23d	1	1.09mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	1.38mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	1.38mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.39mi

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 35 DOM
2. 2026-06-17
   days on market $175,000 Active 34 DOM
3. 2026-06-16
   days on market $175,000 Active 33 DOM
4. 2026-06-15
   days on market $175,000 Active 32 DOM
5. 2026-06-13
   days on market $175,000 Active 30 DOM
6. 2026-06-13
   days on market $175,000 Active 29 DOM
7. 2026-06-10
   days on market $175,000 Active 27 DOM
8. 2026-06-09
   days on market $175,000 Active 26 DOM
9. 2026-06-08
   days on market $175,000 Active 25 DOM
10. 2026-06-07
    days on market $175,000 Active 24 DOM
11. 2026-06-03
    days on market $175,000 Active 20 DOM
12. 2026-06-02
    days on market $175,000 Active 19 DOM
13. 2026-06-01
    days on market $175,000 Active 18 DOM
14. 2026-05-31
    days on market $175,000 Active 17 DOM
15. 2026-05-14
    listed $175,000 Active
16. 2026-01-12
    listed $225,000 Active
17. 2026-01-12
    historical
18. 2026-01-07
    price $225,000
19. 2025-12-16
    price $244,000
20. 2025-10-23
    price $246,000
21. 2025-10-16
    listed $264,000 Active
22. 2023-06-23
    soldstatus $227,000
23. 2023-06-16
    soldstatus $227,000 Closed
24. 2023-03-22
    status Pending
25. 2022-10-31
    price $237,000
26. 2022-10-28
    listed $23,700 Active
27. 2014-07-25
    price $35,900
28. 2014-07-24
    soldstatus $36,000
29. 2014-06-09
    listed $36,000
30. 2013-09-17
    price $77,900
31. 2003-10-15
    soldstatus $78,500
32. 2003-10-09
    soldstatus $78,500

ⓘ 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: $3,850 · $321/mo
• Projected year-2 tax: $3,850 · $321/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) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $27,182
• − Mortgage interest: −$9,803
• − Property taxes: −$3,850
• − Insurance: −$875
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$5,091
• Taxable income: $3,214
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $4,965/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

+122.9% since first listed

18 events — show timeline

• 2026-05-14 Listed $175,000 BEARMLS
• 2026-01-12 Listing Removed — FORTMLS
• 2026-01-12 Listed $225,000 BEARMLS
• 2026-01-07 Price Changed $225,000 FORTMLS
• 2025-12-16 Price Changed $244,000 FORTMLS
• 2025-10-23 Price Changed $246,000 FORTMLS
• 2025-10-16 Listed $264,000 FORTMLS
• 2023-06-23 Sold (Public Records) $227,000 Public Records
• 2023-06-16 Sold (MLS) $227,000 FORTMLS
• 2023-03-22 Pending — FORTMLS
• 2022-10-31 Price Changed $237,000 FORTMLS
• 2022-10-28 Listed $23,700 FORTMLS
• 2014-07-25 Price Changed $35,900 FORTMLS
• 2014-07-24 Sold (MLS) $36,000 FORTMLS
• 2014-06-09 Listed $36,000 FORTMLS
• 2013-09-17 Price Changed $77,900 FORTMLS
• 2003-10-15 Sold (Public Records) $78,500 Public Records
• 2003-10-09 Sold (MLS) $78,500 FORTMLS

Property tax history

+11.8%/yr

Latest (2025): $3,850 · +9.8% YoY. Source: county tax records.