1210 Riverbend Dr · LaBelle, FL 33935

$404,900

3 bd · 2.0 ba · 2,209 sqft · SingleFamily public records · 71 Days on market

Built 1985 1.02 ac lot Est $331k · 22% over $330/mo HOA · 11% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

This peaceful retreat in the gated Riverbend Estates community sits on a spacious 1.02-acre wooded lot, offering privacy and natural surroundings. The two-story home features 3 spacious bedrooms, a versatile den, and 2.5 baths. The bright living room is filled with natural light and anchored by a cozy fireplace. A formal dining room provides the perfect setting for meals, while the kitchen offers ample cabinet and counter space, making it ideal for cooking and entertaining. Upstairs, the master suite offers a private retreat with picturesque views of the property. The enclosed Florida room provides a serene spot to relax while staying connected to nature. Riverbend Estates, surrounded by ma

Key facts

• Community amenities
• Spacious wooded lot
• Cozy fireplace

Tags

• GATED RIVERBEND ESTATES
• SPACIOUS WOODED LOT
• COZY FIREPLACE
• ENCLOSED FLORIDA ROOM
• PICTURESQUE VIEWS
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; Association fee includes irrigation water, grounds maintenance, sewer and water; Community amenities: clubhouse, pool, tennis courts, billiards/billiard room, RV/boat storage

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: 2-story residence; Entry level: 0; Faces south; Resale condition
• Construction: Built with brick, block, concrete and wood frame; Shingle roof
• Exterior features: Patio; Room for pool; Sprinkler/irrigation (automatic); Irrigation source: lake; Oversized lot; North exposure

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Disposal; Water purifier
• Bedrooms: Includes a den and a Florida room (additional room types on property)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Separate/formal dining room; Fireplace; Tub with shower; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (28.5% below list).
• Recommended offer: $289k (28.5% 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: 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; 2 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,894/mo this rent would consume 61% 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 $43k of equity ($3k loan paydown + $40k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,424 (28.5% 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 71 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $331,350
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 Riverbend Dr	0.04mi	3/2.0	2,297 (+4%)	10mo	$325,000	$141	83
823 Fort Thompson Ave	0.66mi	3/2.5	2,496 (+13%)	15mo	$375,000	$150	33

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $184,878
• Equity at exit: $364,766

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $572,667
• Equity at exit: $786,632

Cash invested: $113,372 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$2,123
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$169
• HOA: −$330
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-561

Break-even live

Break-even rent $3,604

Max offer price $305,839

Occupancy floor —

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: $101,225
• Closing costs: $12,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Riverbend Dr Labelle, FL	3.0	2.0	2297	$3,370	$1.47	3d	1	0.03mi
1092 Riverbend Dr Labelle, FL	2.0	2.5	2100	$2,900	$1.38	21d	1	0.13mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: security

Listing history 34 events

1. 2026-06-18
   days on market $404,900 Active 71 DOM
2. 2026-06-17
   days on market $404,900 Active 70 DOM
3. 2026-06-16
   days on market $404,900 Active 69 DOM
4. 2026-06-15
   days on market $404,900 Active 68 DOM
5. 2026-06-13
   days on market $404,900 Active 66 DOM
6. 2026-06-13
   days on market $404,900 Active 65 DOM
7. 2026-06-10
   days on market $404,900 Active 63 DOM
8. 2026-06-09
   days on market $404,900 Active 62 DOM
9. 2026-06-08
   days on market $404,900 Active 61 DOM
10. 2026-06-07
    days on market $404,900 Active 60 DOM
11. 2026-06-03
    days on market $404,900 Active 56 DOM
12. 2026-06-02
    days on market $404,900 Active 55 DOM
13. 2026-06-01
    days on market $404,900 Active 54 DOM
14. 2026-05-31
    days on market $404,900 Active 53 DOM
15. 2026-05-11
    price $404,900
16. 2026-04-08
    listed $424,900 Active
17. 2025-06-18
    historical
18. 2025-03-18
    price $451,400
19. 2025-01-22
    listed $454,900 Active
20. 2024-08-12
    historical
21. 2024-07-11
    price $455,000
22. 2024-01-22
    price $459,000
23. 2023-11-09
    listed $474,900 Active
24. 2023-10-31
    historical
25. 2023-09-18
    price $474,000
26. 2023-08-18
    price $499,000
27. 2023-07-19
    listed $549,500 Active
28. 2006-05-22
    soldstatus $359,900
29. 2006-05-08
    soldstatus $359,900
30. 2004-07-19
    soldstatus $222,500
31. 2004-07-14
    soldstatus $222,500
32. 2004-07-12
    price $229,000
33. 1995-11-28
    soldstatus $23,100
34. 1984-08-01
    soldstatus $30,000

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $3,361 · $280/mo
• Expected delta: +$659/yr (+$55/mo · 24.4%)

ⓘ 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 6/10 Major
• 🌡 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: $34,731
• − Mortgage interest: −$22,681
• − Property taxes: −$2,702
• − Insurance: −$2,024
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − HOA: −$3,960
• − Depreciation: −$11,779
• Taxable loss: −$13,972
• Est. tax savings @ 24.0%: +$3,353
• After-tax cash flow: $-3,376/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

• 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

+1249.7% since first listed

20 events — show timeline

• 2026-05-11 Price Changed $404,900 FORTMLS
• 2026-04-08 Listed $424,900 FORTMLS
• 2025-06-18 Listing Removed — FORTMLS
• 2025-03-18 Price Changed $451,400 FORTMLS
• 2025-01-22 Listed $454,900 FORTMLS
• 2024-08-12 Listing Removed — FORTMLS
• 2024-07-11 Price Changed $455,000 FORTMLS
• 2024-01-22 Price Changed $459,000 FORTMLS
• 2023-11-09 Listed $474,900 FORTMLS
• 2023-10-31 Listing Removed — FORTMLS
• 2023-09-18 Price Changed $474,000 FORTMLS
• 2023-08-18 Price Changed $499,000 FORTMLS
• 2023-07-19 Listed $549,500 FORTMLS
• 2006-05-22 Sold (Public Records) $359,900 Public Records
• 2006-05-08 Sold (MLS) $359,900 FORTMLS
• 2004-07-19 Sold (Public Records) $222,500 Public Records
• 2004-07-14 Sold (MLS) $222,500 FORTMLS
• 2004-07-12 Price Changed $229,000 FORTMLS
• 1995-11-28 Sold (Public Records) $23,100 Public Records
• 1984-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,702 · +7.4% YoY. Source: county tax records.