5044 SE Tradewinds Cir · Port LaBelle, FL 33935

$295,380

3 bd · 2.0 ba · 1,389 sqft · Land · 68 Days on market

Built 2026 0.25 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Welcome to the Boardwalk, a single-story home. that offers 3 bedrooms, 2 bathrooms, 2 Car Garage and an open-concept kitchen with stainless steel appliances, dining, and great room leading to a brick paver patio. The primary master suite includes a walk-in closet and private bath with walk-in shower, while the other two bedrooms share a second bathroom. Other features include a laundry room, with washer and dryer hook up, Ceramic tile 6"x 24" plank flooring throughout, 18"x18" tile on bathrooms walls and the latest in Smart Home technology. Your homesite comes fully sodded with automatic sprinkler system. Plus, you have city water connection. Enjoy your all-New Home warranties. These homes move quickly, so don't miss out!

Key facts

• Open-concept kitchen
• Brick paver patio
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• BRICK PAVER PATIO
• WALK-IN CLOSET
• PRIVATE BATH
• WALK-IN SHOWER

Property features AI

Finance

• Other: Lot is regular-shaped on a paved road with developer-provided dimensions; Irrigation from a well; Lot area approximately 0.25 acre; See remarks for view and restrictions
• HOA & community: No HOA maintenance or amenities listed; Community described as non-gated

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Smoke detectors
• Utilities: Central water; Septic sewer; Cable available
• Home design: Single-family, 1-story ranch; New construction (built 2026); Rear exposure facing north; Located in the Port LaBelle development
• Construction: Concrete block construction
• Exterior features: Room for pool; Automatic sprinkler system; Shutters for storm protection; Single-hung windows; Stucco exterior; Shingle roof

Interior

• Kitchen: Walk-in pantry; Dishwasher; Range; Microwave; Refrigerator/ice maker; Self-cleaning oven
• Bedrooms: 3 bedrooms with a split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Open porch/lanai; Water treatment system (owned); Home automation
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (24.7% below list).
• Recommended offer: $222k (24.7% 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: amenities F, 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: Country Oaks Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 893 students, 75% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% 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; 13 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).
• At $2,223/mo this rent would consume 47% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $20k; list at $295k implies a 1377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $222,310 (24.7% 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 68 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.1

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: 21.3%
• Equity multiple: 2.73×
• Total profit: $142,750
• Equity at exit: $266,102

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $434,719
• Equity at exit: $573,858

Cash invested: $82,706 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,549
• Tax est. 1.5%: −$369 /mo · $4,431/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-285

Break-even live

Break-even rent $2,584

Max offer price $254,132

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-183	+0% $-285	+5% $-387	+10% $-489
Rent	-10% $-461	-5% $-373	+0% $-285	+5% $-197	+10% $-109
Rate	-1.0pp $-136	-0.5pp $-210	base $-285	+0.5pp $-362	+1.0pp $-439

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: $73,845
• Closing costs: $8,861
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.59mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	4d	1	0.59mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.67mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.69mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.69mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	1.07mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	1.12mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.24mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.27mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.34mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	1.34mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.36mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.46mi

Listing history 24 events

1. 2026-06-22
   days on market $295,380 Active 68 DOM
2. 2026-06-18
   days on market $295,380 Active 65 DOM
3. 2026-06-17
   days on market $295,380 Active 64 DOM
4. 2026-06-16
   days on market $295,380 Active 63 DOM
5. 2026-06-15
   days on market $295,380 Active 62 DOM
6. 2026-06-13
   days on market $295,380 Active 60 DOM
7. 2026-06-13
   days on market $295,380 Active 59 DOM
8. 2026-06-10
   days on market $295,380 Active 57 DOM
9. 2026-06-09
   days on market $295,380 Active 56 DOM
10. 2026-06-08
    days on market $295,380 Active 55 DOM
11. 2026-06-07
    days on market $295,380 Active 54 DOM
12. 2026-06-03
    days on market $295,380 Active 50 DOM
13. 2026-06-02
    days on market $295,380 Active 49 DOM
14. 2026-06-01
    days on market $295,380 Active 48 DOM
15. 2026-05-31
    days on market $295,380 Active 47 DOM
16. 2026-04-15
    listed $295,380 Active 751-char remark

    Show marketing remark (751 chars)

    Welcome to the Boardwalk, a single-story home. that offers 3 bedrooms, 2 bathrooms, 2 Car Garage and an open-concept kitchen with stainless steel appliances, dining, and great room leading to a brick paver patio. The primary master suite includes a walk-in closet and private bath with walk-in shower, while the other two bedrooms share a second bathroom. Other features include a laundry room, with washer and dryer hook up, Ceramic tile 6"x 24" plank flooring throughout, 18"x18" tile on bathrooms walls and the latest in Smart Home technology. Your homesite comes fully sodded with automatic sprinkler system. Plus, you have city water connection. Enjoy your all-New Home warranties. These homes move quickly, so don't miss out!

17. 2026-04-14
    listed $295,380 Active
18. 2025-12-04
    soldstatus $20,000 Closed 358-char remark

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

19. 2025-12-04
    soldstatus $20,000

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

20. 2025-12-04
    listed $20,000

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

21. 2025-10-22
    status Pending 358-char remark

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

22. 2025-10-15
    status Active 358-char remark

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

23. 2025-07-10
    status Pending 358-char remark

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

24. 2025-06-30
    listed $26,000 Active 358-char remark

    Show marketing remark (358 chars)

    This . 24 acre lot is partially wooded in growing Port Labelle. What a great place to live with quick access to Helms Road that takes you into Labelle. Close by within minutes is a school. Labelle has all amenities you could need without being in the big city. Escape today to your lot in which you can select your builder of choice to build your dream home.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $26,677
• − Mortgage interest: −$16,546
• − Property taxes: −$4,431
• − Insurance: −$1,477
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$8,593
• Taxable loss: −$8,637
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $-1,348/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

+1036.1% since first listed

9 events — show timeline

• 2026-04-15 Listed $295,380 Zillow
• 2026-04-14 Listed $295,380 NAPLESMLS
• 2025-12-04 Listed $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Sold (MLS) $20,000 FORTMLS
• 2025-10-22 Pending — FORTMLS
• 2025-10-15 Relisted — FORTMLS
• 2025-07-10 Pending — FORTMLS
• 2025-06-30 Listed $26,000 FORTMLS

Property tax history

+9.4%/yr

Latest (2025): $380 · +19.3% YoY. Source: county tax records.