253 S Cypress St · LaBelle, FL 33935

$160,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 131 Days on market

Built 1930 0.64 ac lot Est $314k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two story "Old Florida" home on . 64+/- acres in the city of LaBelle with beautiful trees!! Freshly painted on the outside, the home has both a front and back porch and features three bedrooms and two bathrooms. Also additional rooms that can be used for an office or playroom. Call today for your viewing appointment. This house will not meet lender requirements, cash only offers.

Key facts

• Metal roof
• Front porch
• Solid foundation

Tags

• TWO STORY HOME
• OVERSIZED LOT
• FRONT PORCH
• REAR PORCH
• METAL ROOF
• SOLID FOUNDATION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Utilities: Public water; Septic tank sewer; Cable available
• Home design: 2 stories; Entry level: ground floor; Faces west; Resale property
• Construction: Wood siding and wood frame construction; Metal roof
• Exterior features: Open porch; No other exterior features listed; Oversized lot; East exposure

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Window unit heating; Central air conditioning (electric); Window unit air conditioning
• Interior features: Unfurnished; Living/dining room; Pantry; Separate shower (shower only)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.8% in 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 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: schools C-, 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.
• Market conditions: 942 active listings in the ZIP; 7 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).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k 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 ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $39k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.32% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $313,622
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Grant St	0.37mi	3/2.0	1,780 (+8%)	1mo	$225,000	$126	68
8034 Grove Ct	0.28mi	3/2.0	1,565 (-5%)	17mo	$289,000	$185	65
450 Grant St	0.39mi	4/2.0 (+1)	1,595 (-3%)	13mo	$305,000	$191	62
220 N Cypress St	0.49mi	3/2.0	1,753 (+7%)	9mo	$369,000	$210	58
251 S Hall St	0.71mi	3/2.0	1,648 (+0%)	22mo	$255,000	$155	48
270 Ford Ave	0.49mi	3/2.0	1,464 (-11%)	14mo	$385,000	$263	48

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $128,478
• Equity at exit: $144,141

10-year hold

• IRR: 32.0%
• Equity multiple: 8.72×
• Total profit: $345,782
• Equity at exit: $310,845

Cash invested: $44,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$839
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $649

Break-even live

Break-even rent $1,292

Max offer price $160,000

Occupancy floor 64%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	3d	1	0.43mi
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	23d	1	0.44mi
335 4th Ave Labelle, FL	3.0	2.0	1710	$2,000	$1.17	23d	1	0.95mi
1092 Riverbend Dr Labelle, FL	2.0	2.5	2100	$2,900	$1.38	21d	1	0.96mi
343 3rd Ave Labelle, FL	3.0	2.0	1050	$1,400	$1.33	23d	1	0.97mi
345 3rd Ave LaBelle, FL	3.0	2.0	1050	$1,400	$1.33	23d	1	0.97mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	23d	1	0.99mi

Listing history 35 events

1. 2026-06-18
   days on market $160,000 Active 131 DOM
2. 2026-06-17
   days on market $160,000 Active 130 DOM
3. 2026-06-16
   days on market $160,000 Active 129 DOM
4. 2026-06-15
   days on market $160,000 Active 128 DOM
5. 2026-06-13
   days on market $160,000 Active 126 DOM
6. 2026-06-13
   days on market $160,000 Active 125 DOM
7. 2026-06-10
   days on market $160,000 Active 123 DOM
8. 2026-06-09
   days on market $160,000 Active 122 DOM
9. 2026-06-08
   days on market $160,000 Active 121 DOM
10. 2026-06-07
    pricestatusdays on market $160,000 Active 120 DOM
11. 2026-06-02
    status $165,000 Pending 118 DOM
12. 2026-06-01
    days on market $165,000 Active 118 DOM
13. 2026-05-31
    days on market $165,000 Active 117 DOM
14. 2026-05-21
    price $165,000
15. 2026-04-21
    price $170,000
16. 2026-03-12
    price $175,000
17. 2026-02-03
    listed $199,000 Active
18. 2026-01-25
    historical
19. 2026-01-05
    price $215,000
20. 2025-11-13
    price $230,000
21. 2025-09-02
    price $250,000
22. 2025-07-25
    listed $260,000 Active
23. 2018-05-22
    soldstatus $125,000
24. 2016-04-26
    soldstatus $76,900
25. 2016-04-25
    soldstatus $76,900 Sold 392-char remark

    Show marketing remark (392 chars)

    Two story "Old Florida" home on . 64+/- acres in the city of LaBelle with beautiful trees!! Freshly painted on the outside, the home has both a front and back porch and features three bedrooms and two bathrooms. Also additional rooms that can be used for an office or playroom. Call today for your viewing appointment. This house will not meet lender requirements, cash only offers.

26. 2016-04-08
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Two story "Old Florida" home on . 64+/- acres in the city of LaBelle with beautiful trees!! Freshly painted on the outside, the home has both a front and back porch and features three bedrooms and two bathrooms. Also additional rooms that can be used for an office or playroom. Call today for your viewing appointment. This house will not meet lender requirements, cash only offers.

27. 2016-04-05
    listed $76,900 Active 392-char remark

    Show marketing remark (392 chars)

    Two story "Old Florida" home on . 64+/- acres in the city of LaBelle with beautiful trees!! Freshly painted on the outside, the home has both a front and back porch and features three bedrooms and two bathrooms. Also additional rooms that can be used for an office or playroom. Call today for your viewing appointment. This house will not meet lender requirements, cash only offers.

28. 2012-10-26
    soldstatus $30,500
29. 2012-10-26
    soldstatus $30,500
30. 2012-01-06
    price $39,900
31. 2011-02-09
    listed $39,900
32. 2005-07-18
    soldstatus $70,000
33. 2001-11-20
    soldstatus $40,000
34. 2001-11-20
    soldstatus $40,000
35. 2000-04-03
    soldstatus $20,000

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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 2/10 Low
• 🌡 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: $25,363
• − Mortgage interest: −$8,962
• − Property taxes: −$1,376
• − Insurance: −$800
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$4,655
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $6,469/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

+725.0% since first listed

22 events — show timeline

• 2026-05-21 Price Changed $165,000 FORTMLS
• 2026-04-21 Price Changed $170,000 FORTMLS
• 2026-03-12 Price Changed $175,000 FORTMLS
• 2026-02-03 Listed $199,000 FORTMLS
• 2026-01-25 Listing Removed — FORTMLS
• 2026-01-05 Price Changed $215,000 FORTMLS
• 2025-11-13 Price Changed $230,000 FORTMLS
• 2025-09-02 Price Changed $250,000 FORTMLS
• 2025-07-25 Listed $260,000 FORTMLS
• 2018-05-22 Sold (Public Records) $125,000 Public Records
• 2016-04-26 Sold (Public Records) $76,900 Public Records
• 2016-04-25 Sold (MLS) $76,900 FORTMLS
• 2016-04-08 Pending — FORTMLS
• 2016-04-05 Listed $76,900 FORTMLS
• 2012-10-26 Sold (MLS) $30,500 MARMLS
• 2012-10-26 Sold (MLS) $30,500 FORTMLS
• 2012-01-06 Price Changed $39,900 FORTMLS
• 2011-02-09 Listed $39,900 MARMLS
• 2005-07-18 Sold (Public Records) $70,000 Public Records
• 2001-11-20 Sold (Public Records) $40,000 Public Records
• 2001-11-20 Sold (Public Records) $40,000 Public Records
• 2000-04-03 Sold (Public Records) $20,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,376 · +27.9% YoY. Source: county tax records.