4021 Sena Ln · Port LaBelle, FL 33935

$232,900

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 118 Days on market

Built 1984 10,018 sqft lot Est $246k · 5% under $30/mo HOA · 1% of rent

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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 +17.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS HOME IS IN PORT LABELLE UNIT 4, THERE IS A MANDATORY HOME OWNERS ASSOCIATION FEE $180.00 PER YEAR. Let me tell you about this Nice 3 Bedroom 2 Bath 1 car garage with screen lanai in Port Labelle Unit 4. Freshly painted on outside and inside. New shower faucets and handles, new tile in the shower in master bathroom. New toilet, cabinet, medicine cabinet and lighting. The hall bath has new water lines and fixtures tile and new bathtub, toilet, cabinet and medicine cabinet new lighting. New air conditioning system. New carpet in all the bedrooms. The appliances: New Refrigerator with Ice maker, new range and hood. The screen lanai has new screen door and screen. Has a new garage door an

Key facts

• Screen lanai
• New medicine cabinet
• New cabinet

Tags

• SCREEN LANAI
• NEW WATER LINES
• NEW TILE IN SHOWER
• NEW TOILET
• NEW CABINET
• NEW MEDICINE CABINET

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee of $180; Community amenities: park, pool; Non-gated community

Exterior

• Parking: Attached garage; Garage door opener; Two parking spaces (one covered)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Faces west; Resale property
• Construction: Stucco and wood frame construction; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Outbuilding; Community pool; Rectangular lot; Public maintained road; East exposure

Interior

• Kitchen: Range; Refrigerator; Icemaker
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding windows; Eat-in kitchen; Combined living and dining area; Shower only (separate shower); 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 $233k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $222k (4.9% below list).
• Recommended offer: $212k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $2,216/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 $25k of equity ($2k loan paydown + $23k 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 $65k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $233k implies a 173% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,939 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.95% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $245,616
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4013 Albany Rd	0.11mi	3/2.0	1,200 (-0%)	6mo	$207,000	$173	89
4032 Albany Rd	0.16mi	3/2.0	1,116 (-7%)	8mo	$230,000	$206	74
4004 Sena Ln	0.10mi	3/2.0	1,296 (+8%)	11mo	$200,000	$154	74
4020 E Sunflower Cir	0.16mi	3/2.0	1,100 (-9%)	7mo	$224,000	$204	72
4023 E Sunflower Cir	0.21mi	3/2.0	1,128 (-6%)	14mo	$229,000	$203	68
4039 E Sunflower Cir	0.18mi	3/2.0	1,128 (-6%)	22mo	$230,000	$204	63
7004 Beaver Cir	0.74mi	3/2.0	1,204 (0%)	4mo	$265,000	$220	62
4049 Rainbow Cir	0.40mi	2/2.0 (-1)	1,262 (+5%)	12mo	$230,000	$182	58
4086 Rainbow Cir	0.48mi	3/2.0	1,271 (+6%)	20mo	$277,500	$218	52
4038 Rainbow Cir	0.42mi	3/2.0	1,377 (+14%)	12mo	$225,000	$163	46
4015 E Palomar Cir	0.68mi	3/2.0	1,129 (-6%)	18mo	$230,000	$204	43

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $137,192
• Equity at exit: $209,815

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $395,926
• Equity at exit: $452,473

Cash invested: $65,212 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,221
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$97
• HOA: −$30
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $162

Break-even live

Break-even rent $2,010

Max offer price $232,900

Occupancy floor 88%

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: $58,225
• Closing costs: $6,987
• 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	23d	1	0.71mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.05mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	1.18mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.18mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.36mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	1.42mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	1.42mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.47mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $232,900 Active 118 DOM
2. 2026-06-17
   days on market $232,900 Active 117 DOM
3. 2026-06-16
   days on market $232,900 Active 116 DOM
4. 2026-06-15
   days on market $232,900 Active 115 DOM
5. 2026-06-13
   days on market $232,900 Active 113 DOM
6. 2026-06-13
   days on market $232,900 Active 112 DOM
7. 2026-06-10
   days on market $232,900 Active 110 DOM
8. 2026-06-09
   days on market $232,900 Active 109 DOM
9. 2026-06-08
   days on market $232,900 Active 108 DOM
10. 2026-06-07
    days on market $232,900 Active 107 DOM
11. 2026-06-03
    days on market $232,900 Active 103 DOM
12. 2026-06-02
    days on market $232,900 Active 102 DOM
13. 2026-06-01
    days on market $232,900 Active 101 DOM
14. 2026-05-31
    days on market $232,900 Active 100 DOM
15. 2026-03-26
    price $232,900
16. 2026-02-17
    listed $239,900 Active
17. 2005-06-23
    soldstatus $85,300
18. 2003-04-21
    soldstatus $75,000
19. 2003-04-17
    soldstatus $75,000
20. 2003-02-18
    price $78,000

ⓘ 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: $2,878 · $240/mo
• Projected year-2 tax: $2,878 · $240/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 · 25 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: $26,588
• − Mortgage interest: −$13,046
• − Property taxes: −$2,878
• − Insurance: −$1,164
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$360
• − Depreciation: −$6,775
• Taxable loss: −$1,890
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $2,399/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

+198.6% since first listed

6 events — show timeline

• 2026-03-26 Price Changed $232,900 FORTMLS
• 2026-02-17 Listed $239,900 FORTMLS
• 2005-06-23 Sold (Public Records) $85,300 Public Records
• 2003-04-21 Sold (Public Records) $75,000 Public Records
• 2003-04-17 Sold (MLS) $75,000 FORTMLS
• 2003-02-18 Price Changed $78,000 FORTMLS

Property tax history

+9.0%/yr

Latest (2025): $2,878 · +11.6% YoY. Source: county tax records.