4553 Springview · Port LaBelle, FL 33935

$249,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 61 Days on market

Built 2006 0.28 ac lot Est $295k · 16% under $21/mo HOA · 1% of rent ↓ 40% since listing

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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 +14.5/15.0
• Cash flow +13.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has only had one owner since it was built in 2007! High cathedral ceilings, pantry, laundry room, and garage doors have hurricane braces as well. The split floor plan allows room for everyone to have their own space, the master has his and hers walk in closets and bath has a separate shower and tub. Lighting throughout with access to the screened in lanai porch from 3 different areas (dining, living, and master bedroom). Plenty of room in the yard to create your own landscape, add a pool, the sky is limit. Easily within walking distance to the Port Labelle Marina and peace and quiet in this secluded neighborhood a place to call home. Come see and make this yours to call home!

Key facts

• Master suite
• Metal roof
• Laundry room

Tags

• MASTER SUITE
• LAUNDRY ROOM
• FENCED BACKYARD
• SCREENED PORCH
• METAL ROOF

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with $250 annual fee; Association covers road maintenance and street lights; Community is non-gated with street lights

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story home; Resale property; Faces northwest; Southeast exposure on lot
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Fenced yard; Lanai; Porch; Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Bathtub; Separate shower; High ceilings; Living/dining room; Family/dining room; Walk-in closet(s); Split bedrooms; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $11 ($131/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (10.7% below list).
• Recommended offer: $222k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Port 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 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,225/mo this rent would consume 47% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 61 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.

Recommended offer $222,451 (10.7% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.89% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $295,218
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6069 S Moss Cir	0.48mi	3/2.0	1,494 (-4%)	0mo	$282,000	$189	70
6005 Free Ln	0.29mi	3/2.0	1,622 (+4%)	16mo	$310,000	$191	66
6046 Longfellow Ct	0.42mi	3/2.5	1,547 (-1%)	14mo	$345,000	$223	65
6010 S Moss Cir	0.44mi	3/2.0	1,637 (+5%)	10mo	$280,000	$171	63
4544 Springview Cir	0.08mi	2/2.0 (-1)	1,344 (-14%)	9mo	$215,000	$160	61
1090 River Run	0.65mi	2/2.0 (-1)	1,618 (+4%)	1mo	$270,000	$167	58
8056 Sunrise Cir	0.70mi	3/2.0	1,565 (+0%)	16mo	$290,000	$185	53
8081 Sunrise Cir	0.65mi	4/2.0 (+1)	1,629 (+4%)	8mo	$347,500	$213	51
8054 Sunrise	0.72mi	4/2.0 (+1)	1,662 (+6%)	14mo	$339,900	$205	39
6013 Kumquat Cir	0.73mi	4/2.0 (+1)	1,666 (+7%)	14mo	$294,990	$177	38
8052 Sunrise Cir	0.73mi	3/2.0	1,367 (-12%)	17mo	$265,000	$194	30
1100 River Run	0.67mi	2/2.0 (-1)	1,337 (-14%)	14mo	$225,000	$168	28

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: 24.4%
• Equity multiple: 2.96×
• Total profit: $136,359
• Equity at exit: $224,319

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $401,105
• Equity at exit: $483,752

Cash invested: $69,720 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$104
• HOA: −$21
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $11

Break-even live

Break-even rent $2,211

Max offer price $249,000

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $81	+0% $11	+5% $-60	+10% $-130
Rent	-10% $-165	-5% $-77	+0% $11	+5% $99	+10% $187
Rate	-1.0pp $136	-0.5pp $74	base $11	+0.5pp $-54	+1.0pp $-119

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	0.13mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.85mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	1.07mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	1.10mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	4d	1	1.16mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.18mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	20d	1	1.22mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.27mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	4d	1	1.29mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.30mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	1.35mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.44mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: pool

Listing history 22 events

1. 2026-05-21
   status Pending
2. 2026-04-20
   price $249,000
3. 2026-03-20
   listed $258,500 Active
4. 2024-04-09
   status Pending
5. 2024-04-09
   historical
6. 2024-04-02
   listed $279,900 Active
7. 2022-04-18
   soldstatus $300,000
8. 2022-04-13
   soldstatus $300,000 Closed 695-char remark

   Show marketing remark (695 chars)

   This home has only had one owner since it was built in 2007! High cathedral ceilings, pantry, laundry room, and garage doors have hurricane braces as well. The split floor plan allows room for everyone to have their own space, the master has his and hers walk in closets and bath has a separate shower and tub. Lighting throughout with access to the screened in lanai porch from 3 different areas (dining, living, and master bedroom). Plenty of room in the yard to create your own landscape, add a pool, the sky is limit. Easily within walking distance to the Port Labelle Marina and peace and quiet in this secluded neighborhood a place to call home. Come see and make this yours to call home!

9. 2022-03-15
   status Pending 695-char remark

   Show marketing remark (695 chars)

   This home has only had one owner since it was built in 2007! High cathedral ceilings, pantry, laundry room, and garage doors have hurricane braces as well. The split floor plan allows room for everyone to have their own space, the master has his and hers walk in closets and bath has a separate shower and tub. Lighting throughout with access to the screened in lanai porch from 3 different areas (dining, living, and master bedroom). Plenty of room in the yard to create your own landscape, add a pool, the sky is limit. Easily within walking distance to the Port Labelle Marina and peace and quiet in this secluded neighborhood a place to call home. Come see and make this yours to call home!

10. 2021-11-11
    listed $300,000 Active 695-char remark

    Show marketing remark (695 chars)

    This home has only had one owner since it was built in 2007! High cathedral ceilings, pantry, laundry room, and garage doors have hurricane braces as well. The split floor plan allows room for everyone to have their own space, the master has his and hers walk in closets and bath has a separate shower and tub. Lighting throughout with access to the screened in lanai porch from 3 different areas (dining, living, and master bedroom). Plenty of room in the yard to create your own landscape, add a pool, the sky is limit. Easily within walking distance to the Port Labelle Marina and peace and quiet in this secluded neighborhood a place to call home. Come see and make this yours to call home!

11. 2016-05-11
    price $149,900
12. 2016-05-10
    soldstatus $157,000 Sold
13. 2016-02-22
    status Pending
14. 2016-02-01
    price $157,000
15. 2016-02-01
    historical
16. 2015-11-05
    listed $149,900 Active
17. 2015-10-31
    historical
18. 2015-05-04
    status Active
19. 2015-04-28
    status Pending
20. 2015-01-07
    listed $149,900 Active
21. 2011-12-30
    soldstatus $35,000
22. 2005-07-29
    soldstatus $411,900

ⓘ 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: $3,790 · $316/mo
• Projected year-2 tax: $3,790 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,694
• − Mortgage interest: −$13,948
• − Property taxes: −$3,790
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$252
• − Depreciation: −$7,244
• Taxable loss: −$4,056
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $1,105/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

-39.5% since first listed

22 events — show timeline

• 2026-05-21 Pending — FORTMLS
• 2026-04-20 Price Changed $249,000 FORTMLS
• 2026-03-20 Listed $258,500 FORTMLS
• 2024-04-09 Pending — FORTMLS
• 2024-04-09 Listing Removed — FORTMLS
• 2024-04-02 Listed $279,900 FORTMLS
• 2022-04-18 Sold (Public Records) $300,000 Public Records
• 2022-04-13 Sold (MLS) $300,000 FORTMLS
• 2022-03-15 Pending — FORTMLS
• 2021-11-11 Listed $300,000 FORTMLS
• 2016-05-11 Price Changed $149,900 FORTMLS
• 2016-05-10 Sold (MLS) $157,000 FORTMLS
• 2016-02-22 Pending — FORTMLS
• 2016-02-01 Listing Removed — FORTMLS
• 2016-02-01 Price Changed $157,000 FORTMLS
• 2015-11-05 Listed $149,900 FORTMLS
• 2015-10-31 Listing Removed — FORTMLS
• 2015-05-04 Relisted — FORTMLS
• 2015-04-28 Pending — FORTMLS
• 2015-01-07 Listed $149,900 FORTMLS
• 2011-12-30 Sold (Public Records) $35,000 Public Records
• 2005-07-29 Sold (Public Records) $411,900 Public Records

Property tax history

+7.8%/yr

Latest (2022): $3,790 · +91.6% YoY. Source: county tax records.