ALTON Plan · LaBelle, FL 33935

$271,990

3 bd · 2.0 ba · 1,263 sqft · SingleFamily · 131 Days on market

---

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 +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Spacious backyard
• Renovated kitchen
• 2 garage spots

Tags

• RENOVATED KITCHEN
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $271,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Plan named ALTON; New construction plan
• Construction: Living area approximately 1,263; Built as part of recent inventory (plan)
• Exterior features: Located on Friendship Cir, Labelle, FL

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $271,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,759.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (24.7% below list).
• Recommended offer: $205k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in LaBelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 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 43% 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 $26k of equity ($2k loan paydown + $24k 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 $68k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

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 $204,778 (24.7% 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 131 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $243,759
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 Friendship Cir	0.17mi	3/2.0	1,263 (0%)	14mo	$255,940	$203	81
854 Friendship Cir	0.17mi	3/2.0	1,263 (0%)	15mo	$255,000	$202	80
181 Hardee St	0.52mi	2/2.0 (-1)	1,266 (+0%)	0mo	$284,900	$225	70
870 Friendship Cir	0.11mi	3/2.0	1,409 (+12%)	7mo	$239,990	$170	70
864 Friendship Cir	0.14mi	3/2.0	1,409 (+12%)	6mo	$239,990	$170	69
210 Hardee St	0.51mi	3/2.0	1,276 (+1%)	14mo	$250,000	$196	63
874 Friendship Cir	0.10mi	3/2.0	1,409 (+12%)	20mo	$271,700	$193	59
851 W Lincoln Ave	0.64mi	3/1.0	1,222 (-3%)	2mo	$90,000	$74	59
858 Friendship Cir	0.17mi	3/2.0	1,409 (+12%)	17mo	$271,990	$193	59
345 Fraser Ave	0.63mi	2/2.0 (-1)	1,248 (-1%)	19mo	$115,000	$92	48
440 6th Ave	0.54mi	3/2.0	1,435 (+14%)	20mo	$295,000	$206	36

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $128,533
• Equity at exit: $219,597

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $381,916
• Equity at exit: $473,570

Cash invested: $68,253 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,278
• Tax est. 1.5%: −$305 /mo · $3,656/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-67

Break-even live

Break-even rent $2,132

Max offer price $234,090

Occupancy floor 98%

Sensitivity live

Price	-10% $102	-5% $17	+0% $-67	+5% $-151	+10% $-235
Rent	-10% $-229	-5% $-148	+0% $-67	+5% $14	+10% $95
Rate	-1.0pp $56	-0.5pp $-5	base $-67	+0.5pp $-130	+1.0pp $-194

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: $60,940
• Closing costs: $7,313
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
878 Friendship Cir Labelle, FL	3.0	2.0	1576	$1,850	$1.17	18d	1	0.10mi
858 Friendship Cir Labelle, FL	3.0	2.0	1576	$2,000	$1.27	25d	1	0.17mi
345 3rd Ave LaBelle, FL	3.0	2.0	1050	$1,400	$1.33	25d	1	0.58mi
343 3rd Ave Labelle, FL	3.0	2.0	1050	$1,400	$1.33	25d	1	0.58mi
335 4th Ave Labelle, FL	3.0	2.0	1710	$2,000	$1.17	25d	1	0.62mi
176 E Yeomans Ave Labelle, FL	3.0	2.0	1000	$1,800	$1.80	16d	1	1.10mi
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	25d	1	1.12mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	5d	1	1.12mi
198 Park Ave Unit 198 LaBelle, FL	2.0	2.0	1000	$1,200	$1.20	25d	1	1.21mi

Listing history 14 events

1. 2026-06-22
   days on market $271,990 Active 131 DOM
2. 2026-06-18
   days on market $271,990 Active 128 DOM
3. 2026-06-17
   days on market $271,990 Active 127 DOM
4. 2026-06-16
   days on market $271,990 Active 126 DOM
5. 2026-06-15
   days on market $271,990 Active 125 DOM
6. 2026-06-13
   days on market $271,990 Active 122 DOM
7. 2026-06-10
   days on market $271,990 Active 120 DOM
8. 2026-06-09
   days on market $271,990 Active 119 DOM
9. 2026-06-08
   days on market $271,990 Active 118 DOM
10. 2026-06-07
    days on market $271,990 Active 117 DOM
11. 2026-06-03
    days on market $271,990 Active 113 DOM
12. 2026-06-02
    days on market $271,990 Active 112 DOM
13. 2026-06-01
    days on market $271,990 Active 111 DOM
14. 2026-05-31
    days on market $271,990 Active 110 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,573
• − Mortgage interest: −$13,654
• − Property taxes: −$3,656
• − Insurance: −$1,219
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$7,091
• Taxable loss: −$4,979
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $393/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