3017 S Balsam Cir · Port LaBelle, FL 33935

$210,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 91 Days on market

Built 2006 10,018 sqft lot Est $264k · 20% under

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Why this score? — see what drove the B 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 +21.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• 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

Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

Key facts

• No hoa restrictions
• Oversized lot
• 0.23 acre lot

Tags

• NO HOA RESTRICTIONS
• FULLY FENCED BACKYARD
• OVERSIZED LOT
• SPACE TO PARK BOAT TRAILER RV

Property features AI

Finance

• Other: One unit, single-floor building; Lot area approximately 0.23 acres
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Attached 2-car garage
• Utilities: Central water; Septic sewer; Electric service for heat and cooling; Cable available
• Home design: Single-family residential; 1 story (Ranch); Located in Port LaBelle development; Built in 2006
• Construction: Concrete block construction
• Exterior features: Shingle roof; Single-hung windows; Stucco exterior finish; Regular lot; Northwest rear exposure; Canal width: None; View: See Remarks

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Split bedroom floor plan; Dining area combined with living room; Unfurnished
• Laundry & utility: Central water; Septic sewer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $210k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.12% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $263,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3043 S Beechwood Cir	0.14mi	3/2.0	1,389 (+8%)	6mo	$279,999	$202	75
5005 Gunn Cir	0.44mi	3/2.0	1,243 (-3%)	5mo	$259,990	$209	70
5003 Gunn Cir	0.44mi	2/2.0 (-1)	1,239 (-4%)	3mo	$255,000	$206	66
5003 Early Ln	0.60mi	3/2.0	1,300 (+1%)	5mo	$266,000	$205	66
5017 N Peachtree Cir	0.70mi	3/2.0	1,285 (-0%)	5mo	$275,000	$214	63
3107 Memphis Ln	0.44mi	3/2.0	1,356 (+5%)	11mo	$300,000	$221	61
3318 Clearview Cir	0.44mi	3/2.0	1,148 (-11%)	2mo	$265,000	$231	60
3011 Harvard Cir	0.52mi	3/2.0	1,364 (+6%)	8mo	$266,000	$195	60
5007 Early Ln	0.60mi	3/2.0	1,212 (-6%)	4mo	$242,900	$200	59
3106 Memphis Ln	0.40mi	3/2.0	1,389 (+8%)	11mo	$281,000	$202	58
3036 Harvard Cir	0.47mi	3/2.5	1,464 (+14%)	1mo	$225,000	$154	52
3013 Honeywood Rd	0.71mi	3/2.0	1,409 (+10%)	4mo	$254,000	$180	47

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: 27.7%
• Equity multiple: 3.20×
• Total profit: $129,224
• Equity at exit: $189,185

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $369,260
• Equity at exit: $407,984

Cash invested: $58,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$371 /mo · $4,448/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $231

Break-even live

Break-even rent $2,058

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $350	-5% $290	+0% $231	+5% $172	+10% $112
Rent	-10% $45	-5% $138	+0% $231	+5% $324	+10% $417
Rate	-1.0pp $337	-0.5pp $284	base $231	+0.5pp $177	+1.0pp $121

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	0.09mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	0.38mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	4d	1	0.48mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	0.96mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	1.15mi

Listing history 27 events

1. 2026-06-18
   days on market $210,000 Active 91 DOM
2. 2026-06-17
   days on market $210,000 Active 90 DOM
3. 2026-06-16
   days on market $210,000 Active 89 DOM
4. 2026-06-15
   days on market $210,000 Active 88 DOM
5. 2026-06-13
   days on market $210,000 Active 86 DOM
6. 2026-06-13
   days on market $210,000 Active 85 DOM
7. 2026-06-10
   days on market $210,000 Active 83 DOM
8. 2026-06-09
   days on market $210,000 Active 82 DOM
9. 2026-06-08
   days on market $210,000 Active 81 DOM
10. 2026-06-07
    days on market $210,000 Active 80 DOM
11. 2026-06-03
    days on market $210,000 Active 76 DOM
12. 2026-06-02
    days on market $210,000 Active 75 DOM
13. 2026-06-01
    days on market $210,000 Active 74 DOM
14. 2026-05-31
    days on market $210,000 Active 73 DOM
15. 2026-04-24
    price $220,000
16. 2026-03-19
    listed $230,000 Active
17. 2020-01-17
    soldstatus $126,000 Closed 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

18. 2019-12-06
    status Pending 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

19. 2019-11-14
    status Active 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

20. 2019-11-06
    historical 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

21. 2019-11-05
    status Active 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

22. 2019-11-02
    historical 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

23. 2019-09-27
    listed $150,000 Active 165-char remark

    Show marketing remark (165 chars)

    Great price for a 3 bedroom 2 bath home. Located in a quiet serene location! At this price this home wont last long! Ac and hot water heater were put in new in 2013

24. 2013-09-16
    soldstatus $63,500 318-char remark

    Show marketing remark (318 chars)

    Tucked away in a quiet country setting. 3 bedroom 2 bath with 2 car garage. Large, open covered back porch with tranquil pasture view. Master bedroom with roomy walk-in closet and tray ceiling. Master bath has dual sinks and walk-in shower with seat. Living area with tile flooring, arched windows and vaulted ceiling.

25. 2013-08-27
    price $64,750 318-char remark

    Show marketing remark (318 chars)

    Tucked away in a quiet country setting. 3 bedroom 2 bath with 2 car garage. Large, open covered back porch with tranquil pasture view. Master bedroom with roomy walk-in closet and tray ceiling. Master bath has dual sinks and walk-in shower with seat. Living area with tile flooring, arched windows and vaulted ceiling.

26. 2006-11-15
    soldstatus $210,600
27. 2006-07-25
    soldstatus $32,000

ⓘ 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: $4,448 · $371/mo
• Projected year-2 tax: $4,448 · $371/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $28,205
• − Mortgage interest: −$11,763
• − Property taxes: −$4,448
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$6,109
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $2,886/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

+587.5% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $220,000 NAPLESMLS
• 2026-03-19 Listed $230,000 NAPLESMLS
• 2020-01-17 Sold (MLS) $126,000 FORTMLS
• 2019-12-06 Pending — FORTMLS
• 2019-11-14 Relisted — FORTMLS
• 2019-11-06 Listing Removed — FORTMLS
• 2019-11-05 Relisted — FORTMLS
• 2019-11-02 Listing Removed — FORTMLS
• 2019-09-27 Listed $150,000 FORTMLS
• 2013-09-16 Sold (MLS) $63,500 FORTMLS
• 2013-08-27 Price Changed $64,750 FORTMLS
• 2006-11-15 Sold (Public Records) $210,600 Public Records
• 2006-07-25 Sold (Public Records) $32,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $4,448 · +7.6% YoY. Source: county tax records.