7024 Hero Cir · Port LaBelle, FL 33935

$325,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 70 Days on market

Built 2024 10,018 sqft lot Est $281k · 16% over ↓ 7% since listing

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Why this score? — see what drove the F 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
• Cash flow +6.9/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.1/10.0
• ARV discount +0.5/15.0

Listing remarks

Imagine a charming three-bedroom, two-bathroom home featuring a convenient in-house laundry room. The entire space is adorned with sleek vinyl flooring for a modern and cohesive look. The updated kitchen boasts stylish cabinetry and elegant countertops, perfect for cooking and entertaining. Plus, it’s ideally located near schools, shopping areas, and restaurants for ultimate convenience. And imagine the potential for a private oasis with space for a pool, all fenced in for maximum privacy. It’s truly a lovely, well-rounded home. "Set up your viewing appointment today! Ask me about negotiable furniture and Free furniture available.

Key facts

• Stylish cabinetry
• Elegant countertops
• Fenced in

Tags

• IN-HOUSE LAUNDRY ROOM
• UPDATED KITCHEN
• STYLISH CABINETRY
• ELEGANT COUNTERTOPS
• PRIVATE OASIS
• FENCED IN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces
• Security: High impact/security doors; Impact glass windows
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Single-story home; Entry level is 1; Faces West; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Fenced yard; Security/high impact doors; Open patio and porch; Room for pool; Rectangular lot; Paved road access; Lot exposure to the East

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen; Breakfast bar
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Breakfast bar; Built-in features; Eat-in kitchen; Combined family and dining area; Combined living and dining area; Shower only with separate shower; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (32.8% below list).
• Recommended offer: $218k (32.8% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,183/mo this rent would consume 46% 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,321 (32.8% 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 70 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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: 0.67% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $280,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7006 Patriot Ct	0.10mi	3/2.0	1,324 (-3%)	3mo	$273,400	$206	88
7031 Hero Cir	0.04mi	3/2.0	1,409 (+3%)	6mo	$254,990	$181	87
7011 Waldo Cir	0.36mi	3/2.0	1,367 (+0%)	5mo	$265,000	$194	79
9005 Bamboo Cir	0.48mi	3/2.0	1,285 (-6%)	4mo	$278,800	$217	65
9048 Lamkin Cir	0.70mi	3/2.0	1,408 (+3%)	0mo	$257,500	$183	62
9006 Lamkin Cir	0.70mi	3/2.0	1,419 (+4%)	1mo	$300,000	$211	60
9049 Lamkin Cir	0.61mi	3/2.0	1,292 (-5%)	4mo	$284,900	$221	59
7043 Brazil Cir	0.44mi	3/2.0	1,555 (+14%)	2mo	$267,000	$172	54
9034 Lamkin Cir	0.64mi	3/2.0	1,239 (-9%)	1mo	$252,000	$203	54
7004 Beaver Cir	0.61mi	3/2.0	1,204 (-12%)	4mo	$265,000	$220	49
9025 Lamkin Cir	0.73mi	3/2.0	1,198 (-12%)	1mo	$250,000	$209	45
9010 S Indio Cir	0.71mi	4/2.0 (+1)	1,500 (+10%)	5mo	$232,000	$155	41

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $145,668
• Equity at exit: $292,786

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $453,653
• Equity at exit: $631,404

Cash invested: $91,000 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$377 /mo · $4,527/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-492

Break-even live

Break-even rent $2,806

Max offer price $238,045

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	0.21mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.34mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	0.37mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.47mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.47mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.52mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.53mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	0.55mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.67mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	0.81mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.87mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.97mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	1.06mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.16mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.31mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.33mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.36mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.50mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $325,000 Active 70 DOM
2. 2026-06-17
   days on market $325,000 Active 69 DOM
3. 2026-06-16
   days on market $325,000 Active 68 DOM
4. 2026-06-15
   days on market $325,000 Active 67 DOM
5. 2026-06-13
   days on market $325,000 Active 65 DOM
6. 2026-06-13
   days on market $325,000 Active 64 DOM
7. 2026-06-10
   days on market $325,000 Active 62 DOM
8. 2026-06-09
   days on market $325,000 Active 61 DOM
9. 2026-06-08
   days on market $325,000 Active 60 DOM
10. 2026-06-07
    days on market $325,000 Active 59 DOM
11. 2026-06-03
    days on market $325,000 Active 55 DOM
12. 2026-06-02
    days on market $325,000 Active 54 DOM
13. 2026-06-01
    days on market $325,000 Active 53 DOM
14. 2026-05-31
    days on market $325,000 Active 52 DOM
15. 2026-04-09
    listed $325,000 Active
16. 2026-03-31
    historical
17. 2025-12-13
    listed $350,000 Active

ⓘ 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: $4,527 · $377/mo
• Projected year-2 tax: $4,527 · $377/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 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 · 28 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: $26,199
• − Mortgage interest: −$18,205
• − Property taxes: −$4,527
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$9,455
• Taxable loss: −$11,804
• Est. tax savings @ 24.0%: +$2,833
• After-tax cash flow: $-3,074/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

-7.1% since first listed

3 events — show timeline

• 2026-04-09 Listed $325,000 FORTMLS
• 2026-03-31 Listing Removed — FORTMLS
• 2025-12-13 Listed $350,000 FORTMLS

Property tax history

+37.1%/yr

Latest (2025): $4,527 · +952.9% YoY. Source: county tax records.