1202 Caloosa Cove Dr · LaBelle, FL 33935

$265,000

3 bd · 2.0 ba · 1,256 sqft · Land · 318 Days on market

Built 2025 5,662 sqft lot $103/mo HOA · 4% of rent ↓ 20% since listing

---

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).

• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW CONSTRUCTION, available now! This single-family Bryce floorplan offers 3 bedrooms, 2 bathrooms, and a 2-car garage. Thoughtfully designed, the entry opens into a bright gathering room that flows seamlessly into the kitchen, which features stainless steel Whirlpool appliances, white cabinets, quartz countertops, and a subway tile backsplash. Two secondary bedrooms and the laundry room are tucked away on one side of the home for added privacy. The owner’s suite provides a comfortable retreat with a spacious walk-in closet and well-appointed bathroom. Caloosa Cove, located in LaBelle - just east of Fort Myers, Florida, offers new homes with a unique selection of homes designed to fit

Key facts

• Gated community
• New construction
• Neighborhood tot lot

Tags

• NEW CONSTRUCTION
• GATED COMMUNITY
• NEIGHBORHOOD TOT LOT
• COMMUNITY GREEN SPACE

Property features AI

Finance

• Other: Lot is regular-shaped with developer-provided dimensions; Architectural restrictions apply; Irrigation uses reclaimed water; Part of a 137-unit community; building has 1 unit and 1 floor
• HOA & community: Mandatory HOA (managed by developer); Monthly HOA fee of $103.38; HOA covers recreation facilities; Community is gated with playground and sidewalks; Total annual recurring HOA fees approximately $1,236

Exterior

• Parking: Attached 2-car garage; Covered parking; Paved driveway
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family, 1-story (ranch) design; Rear of home faces east; Residential property in Caloosa Cove development
• Construction: Concrete block construction; Built in 2025
• Exterior features: Room for pool; Automatic sprinkler system; Impact resistant windows and doors; Stucco exterior; Shingle roof; Landscaped view

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Pantry; Smoke detectors; Walk-in closet; Island in kitchen; Eat-in kitchen; Laundry in residence; Auto garage door
• Laundry & utility: Laundry located inside the residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (11.0% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.8% in 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 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: 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.
• Zoned schools: Labelle Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 437 students, 77% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 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 $2,359/mo this rent would consume 50% 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $65k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $233,200 (12.0% 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 318 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.4

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $139,930
• Equity at exit: $238,733

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $415,803
• Equity at exit: $514,837

Cash invested: $74,200 (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: 950
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$103
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-71

Break-even live

Break-even rent $2,449

Max offer price $254,788

Occupancy floor 98%

Sensitivity live

Price	-10% $113	-5% $21	+0% $-71	+5% $-162	+10% $-254
Rent	-10% $-257	-5% $-164	+0% $-71	+5% $23	+10% $116
Rate	-1.0pp $63	-0.5pp $-3	base $-71	+0.5pp $-139	+1.0pp $-209

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Caloosa Breeze Dr Labelle, FL	4.0	2.0	1480	$2,100	$1.42	25d	1	0.04mi
985 Quail Run Fort Denaud, FL	2.0	2.0	1748	$2,000	$1.14	25d	1	1.44mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: pool

Listing history 10 events

1. 2026-05-21
   status Pending
2. 2026-05-02
   price $265,000
3. 2026-05-02
   status Active
4. 2026-02-09
   status Pending
5. 2026-01-12
   price $266,310
6. 2025-11-21
   price $294,310
7. 2025-10-01
   status Active
8. 2025-07-15
   price $310,645
9. 2025-05-27
   price $309,645
10. 2025-03-04
    listed $329,645 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,311
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$1,236
• − Depreciation: −$7,709
• Taxable loss: −$5,308
• Est. tax savings @ 24.0%: +$1,274
• After-tax cash flow: $427/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

• Census place: 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

-19.6% since first listed

10 events — show timeline

• 2026-05-21 Pending — BEARMLS
• 2026-05-02 Price Changed $265,000 BEARMLS
• 2026-05-02 Relisted — BEARMLS
• 2026-02-09 Pending — BEARMLS
• 2026-01-12 Price Changed $266,310 BEARMLS
• 2025-11-21 Price Changed $294,310 BEARMLS
• 2025-10-01 Relisted — BEARMLS
• 2025-07-15 Price Changed $310,645 BEARMLS
• 2025-05-27 Price Changed $309,645 BEARMLS
• 2025-03-04 Listed $329,645 BEARMLS