5101 N Peachtree Cir · Port LaBelle, FL 33935

$274,999

4 bd · 2.0 ba · 1,499 sqft · Land · 132 Days on market

Built 2026 10,846 sqft lot

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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).

• Cash flow +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

Key facts

• En suite bathroom
• One story home
• Open concept design

Tags

• ONE STORY HOME
• OPEN CONCEPT DESIGN
• LARGE ISLAND
• WALK IN PANTRY
• COVERED LANAI
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Lot is approximately 0.249 acres; Lot described as regular with paved road access; Lot frontage 80' with depths approximately 125'; Room for pool and well irrigation; Located in the Port LaBelle development
• HOA & community: No HOA maintenance; Community listed as non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Smoke detectors
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Residential single-family home; One-story ranch design; Rear of property faces west
• Construction: Concrete block construction; Shingle roof; Built in 2026
• Exterior features: Room for pool; Automatic sprinkler system; Shutters (manual); Single-hung windows; Stucco exterior

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Pantry
• Bedrooms: 4 bedrooms; Split bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Window coverings; Pantry; Dining area combined with living; Open porch/lanai; Home automation; Water treatment system (owned); Unfurnished; Great room floor plan; Split bedroom layout; Laundry in residence
• Laundry & utility: Washer/dryer hookup; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $66 ($795/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 $249k (9.5% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 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).
• At $2,490/mo this rent would consume 52% 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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $275k implies a 1096% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.2

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $154,030
• Equity at exit: $247,741

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $450,349
• Equity at exit: $534,263

Cash invested: $77,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $66

Break-even live

Break-even rent $2,406

Max offer price $274,999

Occupancy floor 92%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	0.28mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	0.33mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	0.41mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	0.54mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	23d	1	1.14mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.31mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	1.46mi

Listing history 23 events

1. 2026-06-08
   statusdays on market $274,999 Pending 132 DOM
2. 2026-06-07
   days on market $274,999 Active 131 DOM
3. 2026-06-03
   days on market $274,999 Active 127 DOM
4. 2026-06-02
   days on market $274,999 Active 126 DOM
5. 2026-06-01
   days on market $274,999 Active 125 DOM
6. 2026-05-31
   days on market $274,999 Active 124 DOM
7. 2026-05-23
   status Active 1058-char remark

   Show marketing remark (1058 chars)

   Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

8. 2026-05-23
   price $260,000 1058-char remark

   Show marketing remark (1058 chars)

   Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

9. 2026-04-21
   historical 1058-char remark

   Show marketing remark (1058 chars)

   Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

10. 2026-04-20
    status Pending
11. 2026-03-18
    price $274,999
12. 2026-03-13
    price $274,999 1058-char remark

    Show marketing remark (1058 chars)

    Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

13. 2026-02-21
    price $289,999 1058-char remark

    Show marketing remark (1058 chars)

    Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

14. 2026-01-09
    price $294,999 1058-char remark

    Show marketing remark (1058 chars)

    Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

15. 2026-01-08
    price $294,999
16. 2025-12-30
    listed $300,490 Active 1058-char remark

    Show marketing remark (1058 chars)

    Under Construction. The appealing 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 overlooks 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, Rev wood flooring throughout, Quartz counters, all stainless steel kitchen appliances, Storm shutters, 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 quick so don't miss out!!

17. 2025-12-22
    listed $300,490 Active
18. 2025-10-16
    soldstatus $23,000 34-char remark

    Show marketing remark (34 chars)

    Data entry only for sale purposes.

19. 2025-10-16
    soldstatus $23,000 Closed

    Show marketing remark (34 chars)

    Data entry only for sale purposes.

20. 2025-10-16
    listed $23,000 34-char remark

    Show marketing remark (34 chars)

    Data entry only for sale purposes.

21. 2025-10-16
    soldstatus $23,000

    Show marketing remark (34 chars)

    Data entry only for sale purposes.

22. 2025-06-11
    status Pending
23. 2025-04-25
    listed $27,500 Active

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,874
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$8,000
• Taxable loss: −$3,810
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $1,710/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

+845.5% since first listed

17 events — show timeline

• 2026-05-23 Relisted — Zillow
• 2026-05-23 Price Changed $260,000 Zillow
• 2026-04-21 Delisted — Zillow
• 2026-04-20 Pending — NAPLESMLS
• 2026-03-18 Price Changed $274,999 NAPLESMLS
• 2026-03-13 Price Changed $274,999 Zillow
• 2026-02-21 Price Changed $289,999 Zillow
• 2026-01-09 Price Changed $294,999 Zillow
• 2026-01-08 Price Changed $294,999 NAPLESMLS
• 2025-12-30 Listed $300,490 Zillow
• 2025-12-22 Listed $300,490 NAPLESMLS
• 2025-10-16 Sold (Public Records) $23,000 Public Records
• 2025-10-16 Listed $23,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Sold (MLS) $23,000 FORTMLS
• 2025-10-16 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Pending — FORTMLS
• 2025-04-25 Listed $27,500 FORTMLS

Property tax history

+9.4%/yr

Latest (2025): $379 · +19.3% YoY. Source: county tax records.