2019 S Montana Cir · Port LaBelle, FL 33935

$311,375

4 bd · 2.0 ba · 1,498 sqft · Land · 80 Days on market

Built 2026 0.25 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Under construction. This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" Tile plank flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

Key facts

• En suite bathroom
• Double vanity
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• LARGE ISLAND
• WALK-IN PANTRY
• COVERED LANAI
• EN SUITE BATHROOM
• DOUBLE VANITY

Property features AI

Finance

• Other: Lot is regular and approximately 0.25 acre with paved road access; Irrigation from well; Lot dimensions and additional restrictions: see remarks
• HOA & community: No HOA maintenance or amenities listed; Community described as non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant windows and doors
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single-family residential; 1-story / ranch; Rear exposure faces east; Property located in the Port LaBelle development
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2026
• Exterior features: Room for pool; Automatic sprinkler system

Interior

• Kitchen: Walk-in pantry; Dishwasher; Microwave; Range; Refrigerator / icemaker; Self-cleaning oven
• Bedrooms: 4 bedrooms with a split-bedroom layout
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower-only configuration
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Open porch / lanai; Home automation; Water treatment (owned)
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $311k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (22.3% below list).
• Recommended offer: $242k (22.3% below list) — sets the bar for 1% rule.

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 $2,421/mo this rent would consume 51% 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $20k; list at $311k implies a 1457% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,076 (22.3% 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 80 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $154,369
• Equity at exit: $280,511

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $466,658
• Equity at exit: $604,933

Cash invested: $87,185 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,633
• Tax est. 1.5%: −$389 /mo · $4,671/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-239

Break-even live

Break-even rent $2,724

Max offer price $276,727

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-132	+0% $-239	+5% $-347	+10% $-455
Rent	-10% $-431	-5% $-335	+0% $-239	+5% $-144	+10% $-48
Rate	-1.0pp $-83	-0.5pp $-160	base $-239	+0.5pp $-320	+1.0pp $-402

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: $77,844
• Closing costs: $9,341
• 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	24d	1	0.67mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	0.79mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	0.89mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	0.95mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	4d	1	0.98mi

Listing history 24 events

1. 2026-06-18
   days on market $311,375 Active 80 DOM
2. 2026-06-17
   days on market $311,375 Active 79 DOM
3. 2026-06-16
   days on market $311,375 Active 78 DOM
4. 2026-06-15
   days on market $311,375 Active 77 DOM
5. 2026-06-13
   days on market $311,375 Active 75 DOM
6. 2026-06-13
   days on market $311,375 Active 74 DOM
7. 2026-06-10
   days on market $311,375 Active 72 DOM
8. 2026-06-09
   days on market $311,375 Active 71 DOM
9. 2026-06-08
   days on market $311,375 Active 70 DOM
10. 2026-06-07
    days on market $311,375 Active 69 DOM
11. 2026-06-03
    days on market $311,375 Active 65 DOM
12. 2026-06-02
    days on market $311,375 Active 64 DOM
13. 2026-06-01
    days on market $311,375 Active 63 DOM
14. 2026-05-31
    days on market $311,375 Active 62 DOM
15. 2026-04-16
    listed $311,375 Active 1316-char remark

    Show marketing remark (1316 chars)

    Under construction. This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" Tile plank flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

16. 2026-03-30
    listed $311,375 Active
17. 2025-10-16
    soldstatus $20,000 Closed 364-char remark

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

18. 2025-10-16
    soldstatus $20,000

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

19. 2025-10-16
    listed $20,000

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

20. 2025-10-16
    soldstatus $20,000

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

21. 2025-06-11
    status Pending 364-char remark

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

22. 2025-05-23
    status Active 364-char remark

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

23. 2025-05-16
    status Pending 364-char remark

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

24. 2025-04-25
    listed $25,000 Active 364-char remark

    Show marketing remark (364 chars)

    Great build-able homesite in Port LaBelle. The lot appears high and dry. Will require septic and hook-up to central water. Close to the all 3 levels of schooling with a short distance to Country Oaks Elementary School. Greenbelt in the rear of this property guarantees that no one will build directly behind you. Take a look for yourself, you will be glad you did!

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,049
• − Mortgage interest: −$17,442
• − Property taxes: −$4,671
• − Insurance: −$1,557
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$9,058
• Taxable loss: −$8,326
• Est. tax savings @ 24.0%: +$1,998
• After-tax cash flow: $-875/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

+1145.5% since first listed

10 events — show timeline

• 2026-04-16 Listed $311,375 Zillow
• 2026-03-30 Listed $311,375 NAPLESMLS
• 2025-10-16 Sold (Public Records) $20,000 Public Records
• 2025-10-16 Listed $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Sold (MLS) $20,000 FORTMLS
• 2025-06-11 Pending — FORTMLS
• 2025-05-23 Relisted — FORTMLS
• 2025-05-16 Pending — FORTMLS
• 2025-04-25 Listed $25,000 FORTMLS

Property tax history

+9.2%/yr

Latest (2025): $371 · +14.8% YoY. Source: county tax records.