226 Clark St · LaBelle, FL 33935

$255,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 16 Days on market

Built 1990 Est $319k · 20% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Great location in a well established neighborhood in downtown LaBelle! Situated on a great half acre lot adorned with those beautiful LaBelle Oaks. .. This three bedroom one bath home offers a covered carport, newer shingle roof, updated windows, galley kitchen and enclosed laundry area. Adorned with the original hardwood tongue and groove walls, laminate flooring, central a/c, attached carport, storage area, central water and a large oak filled backyard. All this and just minutes to shopping, dining, schools and recreation. Make your appointment today!

Key facts

• Backyard gatherings
• Vintage charm
• Spacious lot

Tags

• SPACIOUS LOT
• VINTAGE CHARM
• FIXER-UPPER
• BACKYARD GATHERINGS
• ENDLESS POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (24.0% below list).
• Recommended offer: $194k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#324 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Edward A. Upthegrove Elementary (math 43% / reading 42%, grade F, #1,383 of 2,144 statewide, top 65%, 541 students, 76% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 41% 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 $27k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $86k; list at $255k implies a 197% 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 $193,759 (24.0% 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. 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.
4. 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.
5. 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: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $319,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
687 Fort Thompson Ave	0.54mi	2/2.0 (-1)	1,208 (+10%)	24mo	$350,000	$290	30
172 Village Cir Unit Villa 7	0.70mi	2/2.0 (-1)	1,224 (+11%)	16mo	$235,000	$192	26

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $124,674
• Equity at exit: $229,724

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $378,384
• Equity at exit: $495,409

Cash invested: $71,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$311 /mo · $3,727/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-223

Break-even live

Break-even rent $2,220

Max offer price $215,533

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-151	+0% $-223	+5% $-296	+10% $-368
Rent	-10% $-376	-5% $-300	+0% $-223	+5% $-147	+10% $-70
Rate	-1.0pp $-95	-0.5pp $-159	base $-223	+0.5pp $-289	+1.0pp $-357

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	25d	1	0.68mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	5d	1	0.68mi
176 E Yeomans Ave Labelle, FL	3.0	2.0	1000	$1,800	$1.80	16d	1	0.76mi
198 Park Ave Unit 198 LaBelle, FL	2.0	2.0	1000	$1,200	$1.20	25d	1	0.91mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	25d	1	0.97mi
343 3rd Ave Labelle, FL	3.0	2.0	1050	$1,400	$1.33	25d	1	1.22mi
345 3rd Ave LaBelle, FL	3.0	2.0	1050	$1,400	$1.33	25d	1	1.22mi

Listing history 11 events

1. 2026-06-22
   days on market $255,000 Active 16 DOM
2. 2026-06-18
   days on market $255,000 Active 13 DOM
3. 2026-06-17
   days on market $255,000 Active 12 DOM
4. 2026-06-16
   days on market $255,000 Active 11 DOM
5. 2026-06-15
   days on market $255,000 Active 10 DOM
6. 2026-06-13
   days on market $255,000 Active 7 DOM
7. 2026-06-10
   days on market $255,000 Active 5 DOM
8. 2026-06-09
   days on market $255,000 Active 4 DOM
9. 2026-06-08
   days on market $255,000 Active 3 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $255,000 Active 2 DOM

ⓘ 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: $3,727 · $311/mo
• Projected year-2 tax: $3,727 · $311/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 3/10 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: $23,251
• − Mortgage interest: −$14,284
• − Property taxes: −$3,727
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$7,418
• Taxable loss: −$7,174
• Est. tax savings @ 24.0%: +$1,722
• After-tax cash flow: $-959/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 — LaBelle

• Score: 72/100
• State rank: #324
• US rank: #5736

Category grades

Amenities C+ Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaBelle, FL
• County: Hendry County · 23,186 people
• City population: 23,186
• 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

+2328.6% since first listed

13 events — show timeline

• 2026-06-05 Listed $255,000 FSBO.com
• 2018-11-26 Sold (MLS) $86,000 FORTMLS
• 2018-11-05 Pending — FORTMLS
• 2018-10-26 Relisted — FORTMLS
• 2018-10-22 Pending — FORTMLS
• 2018-10-10 Listed $95,000 FORTMLS
• 2008-01-31 Sold (Public Records) $150,000 Public Records
• 2008-01-30 Price Changed $159,900 FORTMLS
• 2008-01-29 Sold (MLS) $150,000 MARMLS
• 2008-01-29 Sold (MLS) $150,000 FORTMLS
• 2007-03-01 Listed $164,900 MARMLS
• 2003-08-27 Sold (Public Records) $23,100 Public Records
• 1966-01-01 Sold (Public Records) $10,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,727 · +9.9% YoY. Source: county tax records.