3037 Harvard Cir · Port LaBelle, FL 33935

$335,000

3 bd · 2.0 ba · 1,749 sqft · Other · 52 Days on market

Built 2022 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
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks

This beautifully maintained Port LaBelle home offers three bedrooms, two full bathrooms, and a THREE CAR GARAGE. Home features a versatile den that was constructed to accommodate a fourth bedroom, but serves as a formal dinning room or flex space. With 1,749 square feet of living space, the open floor plan creates a warm and inviting atmosphere with vaulted ceilings, abundant natural light, and a cozy fireplace in the living room. The home boasts a number of designer-inspired features including a covered front entryway, a unique board and batten accent wall in the roomy dining area as well as recessed lighting in the common areas. Easy to maintain laminate flooring is found throughout. The

Key facts

• Laminate flooring
• Versatile den
• Recessed lighting

Tags

• VERSATILE DEN
• COVERED FRONT ENTRYWAY
• BOARD AND BATTEN ACCENT WALL
• RECESSED LIGHTING
• LAMINATE FLOORING
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage; Garage door opener; 3 covered garage spaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable not available
• Home design: Single-story home; Resale property; Faces north
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Rectangular lot; South exposure; No additional exterior features listed

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Kitchen island
• Bedrooms: Den (additional room type)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Built-in features; Dual sinks; Family and dining area; Kitchen island; Open living/dining room; Separate shower (shower only); Split bedroom layout; Furnishing negotiable
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $335k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (30.6% below list).
• Recommended offer: $232k (30.6% 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; 5 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 $2,324/mo this rent would consume 49% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k 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 ($325k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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.

Recommended offer $232,446 (30.6% 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 31% concession, seller financing, or rate buy-down credit?
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. 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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 12.0

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $151,991
• Equity at exit: $301,795

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $471,638
• Equity at exit: $650,831

Cash invested: $93,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-479

Break-even live

Break-even rent $2,931

Max offer price $265,719

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-363	+0% $-479	+5% $-595	+10% $-710
Rent	-10% $-662	-5% $-571	+0% $-479	+5% $-387	+10% $-295
Rate	-1.0pp $-310	-0.5pp $-394	base $-479	+0.5pp $-566	+1.0pp $-654

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	0.40mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	0.72mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	0.81mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	0.91mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.19mi

Listing history 49 events

1. 2026-06-18
   days on market $335,000 Active 52 DOM
2. 2026-06-17
   days on market $335,000 Active 51 DOM
3. 2026-06-16
   days on market $335,000 Active 50 DOM
4. 2026-06-15
   days on market $335,000 Active 49 DOM
5. 2026-06-13
   days on market $335,000 Active 47 DOM
6. 2026-06-13
   days on market $335,000 Active 46 DOM
7. 2026-06-10
   days on market $335,000 Active 44 DOM
8. 2026-06-09
   days on market $335,000 Active 43 DOM
9. 2026-06-08
   days on market $335,000 Active 42 DOM
10. 2026-06-07
    days on market $335,000 Active 41 DOM
11. 2026-06-03
    days on market $335,000 Active 37 DOM
12. 2026-06-02
    days on market $335,000 Active 36 DOM
13. 2026-06-01
    days on market $335,000 Active 35 DOM
14. 2026-05-31
    days on market $335,000 Active 34 DOM
15. 2026-05-08
    price $335,000
16. 2026-04-28
    status Active
17. 2026-04-28
    price $339,000
18. 2026-03-05
    historical
19. 2026-03-04
    listed $339,900 Active
20. 2026-03-01
    historical
21. 2025-11-29
    price $339,900
22. 2025-11-19
    price $345,000
23. 2025-10-14
    price $348,000
24. 2025-09-13
    status Active
25. 2025-09-04
    historical
26. 2025-09-02
    listed $349,900 Active
27. 2025-07-28
    historical
28. 2025-06-30
    price $365,000
29. 2025-06-08
    price $370,000
30. 2025-05-25
    price $373,500
31. 2025-05-09
    price $375,000
32. 2025-04-17
    price $380,000
33. 2025-02-28
    price $385,000
34. 2025-01-17
    status Active
35. 2025-01-17
    price $389,000
36. 2024-08-23
    historical
37. 2024-07-17
    price $396,000
38. 2024-06-27
    listed $400,000 Active
39. 2023-05-19
    soldstatus $362,419 Closed
40. 2023-05-18
    soldstatus $359,900 Closed
41. 2023-04-12
    status Pending
42. 2023-04-03
    status Pending
43. 2023-02-03
    listed $359,900 Active
44. 2023-01-09
    listed $359,900 Active
45. 2021-09-10
    soldstatus $20,000 Closed
46. 2021-08-20
    status Pending
47. 2021-08-15
    listed $25,000 Active
48. 2005-02-15
    soldstatus $14,700
49. 2003-06-20
    soldstatus $9,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,894
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$9,745
• Taxable loss: −$11,780
• Est. tax savings @ 24.0%: +$2,827
• After-tax cash flow: $-2,918/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

+3426.3% since first listed

35 events — show timeline

• 2026-05-08 Price Changed $335,000 FORTMLS
• 2026-04-28 Relisted — FORTMLS
• 2026-04-28 Price Changed $339,000 FORTMLS
• 2026-03-05 Listing Removed — FORTMLS
• 2026-03-04 Listed $339,900 FORTMLS
• 2026-03-01 Listing Removed — FORTMLS
• 2025-11-29 Price Changed $339,900 FORTMLS
• 2025-11-19 Price Changed $345,000 FORTMLS
• 2025-10-14 Price Changed $348,000 FORTMLS
• 2025-09-13 Relisted — FORTMLS
• 2025-09-04 Listing Removed — FORTMLS
• 2025-09-02 Listed $349,900 FORTMLS
• 2025-07-28 Listing Removed — FORTMLS
• 2025-06-30 Price Changed $365,000 FORTMLS
• 2025-06-08 Price Changed $370,000 FORTMLS
• 2025-05-25 Price Changed $373,500 FORTMLS
• 2025-05-09 Price Changed $375,000 FORTMLS
• 2025-04-17 Price Changed $380,000 FORTMLS
• 2025-02-28 Price Changed $385,000 FORTMLS
• 2025-01-17 Relisted — FORTMLS
• 2025-01-17 Price Changed $389,000 FORTMLS
• 2024-08-23 Listing Removed — FORTMLS
• 2024-07-17 Price Changed $396,000 FORTMLS
• 2024-06-27 Listed $400,000 FORTMLS
• 2023-05-19 Sold (MLS) $362,419 Beaches MLS
• 2023-05-18 Sold (MLS) $359,900 FORTMLS
• 2023-04-12 Pending — Beaches MLS
• 2023-04-03 Pending — FORTMLS
• 2023-02-03 Listed $359,900 Beaches MLS
• 2023-01-09 Listed $359,900 FORTMLS
• 2021-09-10 Sold (MLS) $20,000 FORTMLS
• 2021-08-20 Pending — FORTMLS
• 2021-08-15 Listed $25,000 FORTMLS
• 2005-02-15 Sold (Public Records) $14,700 Public Records
• 2003-06-20 Sold (Public Records) $9,500 Public Records

Property tax history

+8.2%/yr

Latest (2023): $470 · -7.4% YoY. Source: county tax records.