5013 SE Tradewinds Cir · Port LaBelle, FL 33935

$245,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 135 Days on market

Built 2020 10,454 sqft lot Est $259k · 6% under

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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 +14.4/30.0
• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 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 MLS

Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

Key facts

• Above-ground pool
• 0.24 acre lot
• Pool

Tags

• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• ABOVE-GROUND POOL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee includes trash (no regular fee listed)

Exterior

• Parking: No exterior parking details provided
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story; Faces north; Resale property
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Above-ground private pool; Rectangular lot; Lot dimensions approximately 84 x 125 x 82 x 125; Public maintained, paved road; South exposure

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bedrooms: Split bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-hung windows with impact glass; Unfurnished; Living/dining room; Separate shower (shower only); Split-bedroom layout
• 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 $245k.

Deal economics

• At list price, monthly cash flow is $48 ($575/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 $219k (10.5% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 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).
• At $2,193/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 $26k of equity ($2k loan paydown + $24k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $259,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5061 N Obispo Cir	0.16mi	3/2.0	1,212 (0%)	13mo	$279,900	$231	82
5023 N Dogwood Cir	0.07mi	3/2.0	1,292 (+7%)	9mo	$278,250	$215	78
5029 N Dogwood Cir	0.10mi	3/2.0	1,120 (-8%)	10mo	$235,000	$210	75
5007 Early Ln	0.58mi	3/2.0	1,212 (0%)	4mo	$242,900	$200	70
5005 Squaw Ln	0.43mi	3/2.0	1,268 (+5%)	5mo	$200,000	$158	68
7004 Beaver Cir	0.60mi	3/2.0	1,204 (-1%)	4mo	$265,000	$220	68
5033 N Peachtree Cir	0.57mi	3/2.0	1,148 (-5%)	2mo	$259,000	$226	63
5017 N Peachtree Cir	0.52mi	3/2.0	1,285 (+6%)	5mo	$275,000	$214	62
5005 Gunn Cir	0.72mi	3/2.0	1,243 (+3%)	5mo	$259,990	$209	58
5011 N Dogwood Cir	0.09mi	2/2.0 (-1)	1,032 (-15%)	11mo	$258,900	$251	57
5003 Gunn Cir	0.71mi	2/2.0 (-1)	1,239 (+2%)	3mo	$255,000	$206	56
5003 Early Ln	0.60mi	3/2.0	1,300 (+7%)	5mo	$266,000	$205	56

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $136,511
• Equity at exit: $220,715

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $399,661
• Equity at exit: $475,981

Cash invested: $68,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$298 /mo · $3,574/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $48

Break-even live

Break-even rent $2,133

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $187	-5% $117	+0% $48	+5% $-21	+10% $-91
Rent	-10% $-125	-5% $-39	+0% $48	+5% $135	+10% $221
Rate	-1.0pp $171	-0.5pp $110	base $48	+0.5pp $-16	+1.0pp $-80

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	0.49mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	0.50mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	4d	1	0.69mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	1.12mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	1.18mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	1.20mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	1.23mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	1.23mi

Listing history 30 events

1. 2026-06-18
   days on market $245,000 Active 135 DOM
2. 2026-06-17
   days on market $245,000 Active 134 DOM
3. 2026-06-16
   days on market $245,000 Active 133 DOM
4. 2026-06-15
   days on market $245,000 Active 132 DOM
5. 2026-06-13
   days on market $245,000 Active 130 DOM
6. 2026-06-13
   days on market $245,000 Active 129 DOM
7. 2026-06-10
   days on market $245,000 Active 127 DOM
8. 2026-06-09
   days on market $245,000 Active 126 DOM
9. 2026-06-08
   days on market $245,000 Active 125 DOM
10. 2026-06-07
    days on market $245,000 Active 124 DOM
11. 2026-06-03
    days on market $245,000 Active 120 DOM
12. 2026-06-02
    days on market $245,000 Active 119 DOM
13. 2026-06-01
    days on market $245,000 Active 118 DOM
14. 2026-05-31
    days on market $245,000 Active 117 DOM
15. 2026-04-23
    price $245,000
16. 2026-03-31
    price $254,000
17. 2026-02-02
    listed $259,900 Active
18. 2024-05-13
    historical
19. 2024-03-20
    listed $280,000 Active
20. 2022-03-18
    soldstatus $249,000
21. 2022-03-17
    soldstatus $249,000 Closed 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

22. 2022-01-22
    status Pending 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

23. 2022-01-07
    status Active 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

24. 2022-01-06
    status Active 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

25. 2022-01-06
    historical 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

26. 2022-01-03
    historical 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

27. 2022-01-02
    listed $249,000 Active 510-char remark

    Show marketing remark (510 chars)

    Charismatic 3 bedroom 2 bath home sits on a 0.24 lot in the growing area of Port Labelle. This 2020 3/2 split floor plan offers lush carpeting in all of the bedrooms, granite countertops, and stainless steel kitchen appliances. Mater suite includes a walk in shower, granite countertops, dual sinks, and a walk in closet. This home offers hurricane impact windows. Located in Port LaBelle Community in LaBelle Florida just minutes from schools, FSW college campus and shopping. Schedule your appointment today!

28. 2019-05-24
    soldstatus $6,500 Sold
29. 2019-05-20
    status Pending
30. 2019-03-18
    listed $7,500 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: $3,574 · $298/mo
• Projected year-2 tax: $3,574 · $298/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 3/10 Moderate
• 🌡 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: $26,318
• − Mortgage interest: −$13,724
• − Property taxes: −$3,574
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$7,127
• Taxable loss: −$3,543
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $1,425/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

+3166.7% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $245,000 FORTMLS
• 2026-03-31 Price Changed $254,000 FORTMLS
• 2026-02-02 Listed $259,900 FORTMLS
• 2024-05-13 Listing Removed — FORTMLS
• 2024-03-20 Listed $280,000 FORTMLS
• 2022-03-18 Sold (Public Records) $249,000 Public Records
• 2022-03-17 Sold (MLS) $249,000 FORTMLS
• 2022-01-22 Pending — FORTMLS
• 2022-01-07 Relisted — FORTMLS
• 2022-01-06 Relisted — FORTMLS
• 2022-01-06 Listing Removed — FORTMLS
• 2022-01-03 Listing Removed — FORTMLS
• 2022-01-02 Listed $249,000 FORTMLS
• 2019-05-24 Sold (MLS) $6,500 FORTMLS
• 2019-05-20 Pending — FORTMLS
• 2019-03-18 Listed $7,500 FORTMLS

Property tax history

+34.1%/yr

Latest (2025): $3,574 · +1.0% YoY. Source: county tax records.