5012 Gramercy Rd · Port LaBelle, FL 33935

$279,999

4 bd · 2.0 ba · 1,499 sqft · Land · 147 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 +4.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

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 cabin

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 roughly 0.249 acres (regular lot); Lot dimensions approx. 80' x 125', total area 1,980 sq ft (developer brochure); Directions available from State Rd 29 to property on Gramercy Rd; Single unit building on a single-floor
• HOA & community: No HOA maintenance; Community amenities: none; Non-gated community

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Well water; Septic sewer; Electric service (central); Cable available
• Home design: Single-family home; 1 story (ranch); Rear exposure facing west; Residential property in Port LaBelle development
• Construction: Concrete block construction; Built in 2026
• Exterior features: Room for pool; Automatic sprinkler system; Shutters (manual); Single hung windows; Shingle roof; Stucco exterior finish; Paved road access; Well irrigation

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $66 ($793/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 $253k (9.5% below list).
• Recommended offer: $246k (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 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,533/mo this rent would consume 53% 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 $30k 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 $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $280k implies a 1173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• 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: $156,742
• Equity at exit: $252,245

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $458,345
• Equity at exit: $543,976

Cash invested: $78,400 (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: $2,533 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $66

Break-even live

Break-even rent $2,449

Max offer price $279,999

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	0.15mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	0.25mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	0.59mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	0.68mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.01mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.13mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.43mi

Listing history 13 events

1. 2026-05-18
   status Pending
2. 2026-05-08
   price $279,999
3. 2026-03-13
   price $274,999
4. 2026-01-08
   price $294,999
5. 2025-12-22
   listed $300,490 Active
6. 2025-09-11
   soldstatus $22,000 Closed
7. 2025-09-11
   soldstatus $22,000
8. 2025-09-11
   listed $22,000
9. 2025-09-11
   soldstatus $22,000
10. 2025-08-16
    status Pending
11. 2025-04-24
    historical Active Under Contract
12. 2025-04-10
    listed $24,000 Active
13. 2003-11-07
    soldstatus $8,500

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 62% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $30,396
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$8,145
• Taxable loss: −$3,897
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,728/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

+3194.1% since first listed

13 events — show timeline

• 2026-05-18 Pending — NAPLESMLS
• 2026-05-08 Price Changed $279,999 NAPLESMLS
• 2026-03-13 Price Changed $274,999 NAPLESMLS
• 2026-01-08 Price Changed $294,999 NAPLESMLS
• 2025-12-22 Listed $300,490 NAPLESMLS
• 2025-09-11 Sold (Public Records) $22,000 Public Records
• 2025-09-11 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Sold (MLS) $22,000 Beaches MLS
• 2025-08-16 Pending — Beaches MLS
• 2025-04-24 Contingent — Beaches MLS
• 2025-04-10 Listed $24,000 Beaches MLS
• 2003-11-07 Sold (Public Records) $8,500 Public Records

Property tax history

+9.4%/yr

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