490 Christopher Ct · LaBelle, FL 33935

$374,900

3 bd · 2.0 ba · 1,605 sqft · Land · 52 Days on market

Built 2026 9,583 sqft lot

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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
• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

0.22 cleared located at the end of a cul-de-sac in Belmond Woods Subdivision within city limits. Build to suit. Central water and sewer. Don't miss this opportunity to build in a growing city with mild climate and sun year-round. Parks and shopping nearby as well ST RD 80/Hickpochee. Water hookup located right front of property.

Key facts

• Expansive driveway
• New construction
• No flood zone

Tags

• NEW CONSTRUCTION
• NO FLOOD ZONE
• EXPANSIVE DRIVEWAY
• IMPACT WINDOWS AND DOORS
• OPEN KITCHEN
• CENTER ISLAND

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; 2 covered spaces
• Security: Security/high-impact doors; Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available; Municipal irrigation
• Home design: Single-story; New construction; Entry level 1; Faces south; Lot exposures to the north; Rectangular lot; Lot dimensions approximately 100 x 84 x 100 x 110
• Construction: Built with block, concrete and stucco; Metal roof; New construction
• Exterior features: Outdoor kitchen; Open porch; Porch; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Self-cleaning oven; Breakfast bar
• Bedrooms: Den; Great room
• Flooring: Concrete
• Bathrooms: 2 full bathrooms; Dual sinks; Shower only; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Breakfast bar; Cathedral ceilings; Separate/formal dining room; Dual sinks; Separate shower; Shower only; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (54.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (46.2% below list).
• Recommended offer: $169k (54.9% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 4.8% in LaBelle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools C-, 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.
• Market conditions: 942 active listings in the ZIP; 8 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).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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.
• Current owner paid $46k; list at $375k implies a 706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,925 (54.9% 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 52 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.54% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.40%
• DSCR: 0.49
• GRM: 15.5

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: 13.0%
• Equity multiple: 2.08×
• Total profit: $113,813
• Equity at exit: $337,740

10-year hold

• IRR: 13.4%
• Equity multiple: 4.88×
• Total profit: $407,036
• Equity at exit: $728,348

Cash invested: $104,972 (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: 15.5×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,966
• Tax est. 1.5%: −$469 /mo · $5,624/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-1,423

Break-even live

Break-even rent $3,819

Max offer price $168,925

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 4th Ave Labelle, FL	3.0	2.0	1710	$2,000	$1.17	23d	1	0.21mi
343 3rd Ave Labelle, FL	3.0	2.0	1050	$1,400	$1.33	23d	1	0.27mi
345 3rd Ave LaBelle, FL	3.0	2.0	1050	$1,400	$1.33	23d	1	0.27mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	3d	1	0.48mi
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	23d	1	0.49mi
878 Friendship Cir Labelle, FL	3.0	2.0	1576	$1,850	$1.17	16d	1	0.86mi
858 Friendship Cir Labelle, FL	3.0	2.0	1576	$2,000	$1.27	23d	1	0.94mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	23d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $374,900 Active 52 DOM
2. 2026-06-17
   days on market $374,900 Active 51 DOM
3. 2026-06-16
   days on market $374,900 Active 50 DOM
4. 2026-06-15
   days on market $374,900 Active 49 DOM
5. 2026-06-13
   days on market $374,900 Active 47 DOM
6. 2026-06-13
   days on market $374,900 Active 46 DOM
7. 2026-06-10
   days on market $374,900 Active 44 DOM
8. 2026-06-09
   days on market $374,900 Active 43 DOM
9. 2026-06-08
   days on market $374,900 Active 42 DOM
10. 2026-06-07
    days on market $374,900 Active 41 DOM
11. 2026-06-03
    days on market $374,900 Active 37 DOM
12. 2026-06-02
    days on market $374,900 Active 36 DOM
13. 2026-06-01
    days on market $374,900 Active 35 DOM
14. 2026-05-31
    days on market $374,900 Active 34 DOM
15. 2026-04-24
    listed $374,900 Active
16. 2024-09-04
    soldstatus $46,500
17. 2024-08-30
    soldstatus $46,500 Closed 330-char remark

    Show marketing remark (330 chars)

    0.22 cleared located at the end of a cul-de-sac in Belmond Woods Subdivision within city limits. Build to suit. Central water and sewer. Don't miss this opportunity to build in a growing city with mild climate and sun year-round. Parks and shopping nearby as well ST RD 80/Hickpochee. Water hookup located right front of property.

18. 2024-08-06
    status Pending 330-char remark

    Show marketing remark (330 chars)

    0.22 cleared located at the end of a cul-de-sac in Belmond Woods Subdivision within city limits. Build to suit. Central water and sewer. Don't miss this opportunity to build in a growing city with mild climate and sun year-round. Parks and shopping nearby as well ST RD 80/Hickpochee. Water hookup located right front of property.

19. 2024-07-10
    listed $60,000 Active 330-char remark

    Show marketing remark (330 chars)

    0.22 cleared located at the end of a cul-de-sac in Belmond Woods Subdivision within city limits. Build to suit. Central water and sewer. Don't miss this opportunity to build in a growing city with mild climate and sun year-round. Parks and shopping nearby as well ST RD 80/Hickpochee. Water hookup located right front of property.

20. 2020-08-10
    soldstatus $14,000 Closed
21. 2020-07-30
    status Pending
22. 2020-04-16
    listed $18,000 Active
23. 2020-01-24
    historical
24. 2019-02-08
    listed $17,000 Active
25. 2005-05-04
    soldstatus $35,000
26. 2002-05-07
    soldstatus $36,000

ⓘ 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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,212
• − Mortgage interest: −$21,000
• − Property taxes: −$5,624
• − Insurance: −$6,993
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$10,906
• Taxable loss: −$24,185
• Est. tax savings @ 24.0%: +$5,804
• After-tax cash flow: $-11,277/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
• City population: 23,186
• 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

+941.4% since first listed

12 events — show timeline

• 2026-04-24 Listed $374,900 FORTMLS
• 2024-09-04 Sold (Public Records) $46,500 Public Records
• 2024-08-30 Sold (MLS) $46,500 FORTMLS
• 2024-08-06 Pending — FORTMLS
• 2024-07-10 Listed $60,000 FORTMLS
• 2020-08-10 Sold (MLS) $14,000 FORTMLS
• 2020-07-30 Pending — FORTMLS
• 2020-04-16 Listed $18,000 FORTMLS
• 2020-01-24 Listing Removed — FORTMLS
• 2019-02-08 Listed $17,000 FORTMLS
• 2005-05-04 Sold (Public Records) $35,000 Public Records
• 2002-05-07 Sold (Public Records) $36,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $647 · +32.3% YoY. Source: county tax records.