7005 Blue Ct · Port LaBelle, FL 33935

$339,875

4 bd · 2.0 ba · 1,828 sqft · Land · 23 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
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Own your piece of Florida paradise today, or a great location to build a spec. home among a growing area of new construction homes. Close to SR-80 and downtown Labelle, schools, shopping and the Port LaBelle Marina. Central water is available. And best of all. .. no HOA or Restrictions.

Key facts

• Dual vanity
• Primary ensuite
• Large island

Tags

• REINFORCED CONCRETE BLOCK
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• LIGHT SHAKER STYLE CABINETS
• PRIMARY ENSUITE
• DUAL VANITY

Property features AI

Finance

• Other: Lot is approximately 0.25 acre; Lot is regular-shaped with paved road frontage; Developer brochure provided lot dimensions; Directions: From State Rd 80, turn south into Cedarwood Pkwy, right on SW Raintree Blvd, left on Blue Ct; property on the left; Possession at closing
• HOA & community: Non-gated community; No community-maintained amenities; No HOA maintenance

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant storm protection
• Utilities: Central water; Septic sewer; Electric service (central); Cable available
• Home design: Single-family residence; 1 story / ranch; New construction (2026); Rear exposure facing east; Located in Port LaBelle community
• Construction: Concrete block construction; Stucco finish; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows and doors; Paved road access; Well irrigation

Interior

• Kitchen: Walk-in pantry; Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator/ice maker
• Bedrooms: 4 bedrooms; Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower
• Heating & cooling: Central electric heating; Central electric cooling; Cable available
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Open porch/lanai; Room for pool; Sprinkler system (automatic); Home automation; Water treatment system (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 $340k.

Deal economics

• At list price, monthly cash flow is $-535 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (32.4% below list).
• Recommended offer: $230k (32.4% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,296/mo this rent would consume 48% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.
• Current owner paid $22k; list at $340k implies a 1445% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,619 (32.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.68% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.74%
• DSCR: 0.70
• GRM: 12.3

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: 19.5%
• Equity multiple: 2.59×
• Total profit: $151,078
• Equity at exit: $306,186

10-year hold

• IRR: 17.9%
• Equity multiple: 5.96×
• Total profit: $471,754
• Equity at exit: $660,302

Cash invested: $95,165 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-535

Break-even live

Break-even rent $2,973

Max offer price $262,488

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: $84,969
• Closing costs: $10,196
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	0.16mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	0.31mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	2d	1	0.57mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	15d	1	0.73mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	15d	1	0.75mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.75mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.78mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.81mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.93mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	11d	1	1.04mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	1.14mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.18mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	1.19mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	1.32mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	1.37mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $339,875 Active 23 DOM
2. 2026-06-17
   days on market $339,875 Active 22 DOM
3. 2026-06-16
   days on market $339,875 Active 21 DOM
4. 2026-06-15
   status $339,875 Active 20 DOM
5. 2026-05-04
   status Pending
6. 2026-04-14
   listed $339,875 Active
7. 2026-01-08
   soldstatus $22,000 Sold 288-char remark

   Show marketing remark (35 chars)

   Data entry for sales purposes only.

8. 2026-01-08
   soldstatus $22,000 35-char remark

   Show marketing remark (35 chars)

   Data entry for sales purposes only.

9. 2026-01-08
   listed $22,000 35-char remark

   Show marketing remark (35 chars)

   Data entry for sales purposes only.

10. 2026-01-08
    soldstatus $22,000

    Show marketing remark (35 chars)

    Data entry for sales purposes only.

11. 2025-08-23
    status Pending With Contingencies 288-char remark

    Show marketing remark (288 chars)

    Own your piece of Florida paradise today, or a great location to build a spec. home among a growing area of new construction homes. Close to SR-80 and downtown Labelle, schools, shopping and the Port LaBelle Marina. Central water is available. And best of all. .. no HOA or Restrictions.

12. 2025-08-13
    listed $23,700 Active 288-char remark

    Show marketing remark (288 chars)

    Own your piece of Florida paradise today, or a great location to build a spec. home among a growing area of new construction homes. Close to SR-80 and downtown Labelle, schools, shopping and the Port LaBelle Marina. Central water is available. And best of all. .. no HOA or Restrictions.

13. 2024-08-28
    historical
14. 2024-07-20
    status Pending With Contingencies
15. 2024-07-11
    listed $29,000 Active
16. 2010-02-24
    listed $3,300
17. 2009-11-06
    historical
18. 2009-05-26
    listed $9,500
19. 2008-07-09
    listed $39,000
20. 2005-08-04
    soldstatus $44,000
21. 2005-05-31
    soldstatus $27,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $27,554
• − Mortgage interest: −$19,038
• − Property taxes: −$5,098
• − Insurance: −$1,699
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$9,887
• Taxable loss: −$12,577
• Est. tax savings @ 24.0%: +$3,019
• After-tax cash flow: $-3,399/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

+1158.8% since first listed

17 events — show timeline

• 2026-05-04 Pending — NAPLESMLS
• 2026-04-14 Listed $339,875 NAPLESMLS
• 2026-01-08 Sold (Public Records) $22,000 Public Records
• 2026-01-08 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Sold (MLS) $22,000 NAPLESMLS
• 2025-08-23 Pending — NAPLESMLS
• 2025-08-13 Listed $23,700 NAPLESMLS
• 2024-08-28 Listing Removed — NAPLESMLS
• 2024-07-20 Pending — NAPLESMLS
• 2024-07-11 Listed $29,000 NAPLESMLS
• 2010-02-24 Listed $3,300 NAPLESMLS
• 2009-11-06 Listing Removed — NAPLESMLS
• 2009-05-26 Listed $9,500 NAPLESMLS
• 2008-07-09 Listed $39,000 NAPLESMLS
• 2005-08-04 Sold (Public Records) $44,000 Public Records
• 2005-05-31 Sold (Public Records) $27,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $375 · +17.9% YoY. Source: county tax records.