3061 Adcock Dr · Port LaBelle, FL 33935

$235,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 140 Days on market

Built 2021 10,019 sqft lot Est $254k · 7% 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 +18.5/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy easy Florida living in this beautifully maintained 3-bedroom, 2-bath home in LaBelle, where peaceful country surroundings meet everyday convenience. Built in 2021, this newer construction home features a modern layout, fresh finishes, and a truly move-in-ready design — perfect for buyers who want comfort without the hassle of major updates. The bright, open living space is ideal for relaxing, entertaining guests, or simply enjoying a low-maintenance lifestyle. Step outside to the patio for morning coffee, evening grilling, or quiet time surrounded by a calm, country setting. This home offers room to breathe while still being just minutes from shopping, restaurants, medical servi

Key facts

• Modern layout
• Move-in-ready design
• 0.23 acre lot

Tags

• MODERN LAYOUT
• MOVE-IN-READY DESIGN
• BRIGHT OPEN LIVING SPACE
• PATIO FOR MORNING COFFEE
• LOW-MAINTENANCE LIFESTYLE

Property features AI

Finance

• Other: Homestead indicated; Unfurnished; No lease restrictions; Property zoned RG3; Residential property subtype: Single Family Residence
• HOA & community: No association reported

Exterior

• Utilities: Public water connected; Septic tank; Electricity connected; Cable available
• Home design: Single family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built using residential construction materials
• Exterior features: Patio; Asphalt road access; Lot approximately 0.23 acres

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Split bedroom layout; Stone counters; Walk-in closets
• Laundry & utility: Inside laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $227k (3.6% below list).
• Recommended offer: $208k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 4 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 $2,273/mo this rent would consume 48% 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 + $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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $204k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $207,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $254,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3055 Adcock Dr	0.05mi	3/2.5	1,160 (+4%)	22mo	$255,000	$220	72
3016 S Beechwood Cir	0.32mi	3/2.0	1,212 (+8%)	12mo	$274,900	$227	61
3035 Harvard Cir	0.15mi	3/2.0	1,239 (+11%)	19mo	$270,000	$218	60
3105 Myra Ln	0.56mi	3/2.0	1,220 (+9%)	23mo	$299,900	$246	40

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $142,644
• Equity at exit: $212,517

10-year hold

• IRR: 23.8%
• Equity multiple: 7.19×
• Total profit: $408,920
• Equity at exit: $458,302

Cash invested: $66,052 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$1,237
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $222

Break-even live

Break-even rent $1,992

Max offer price $235,900

Occupancy floor 85%

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	23d	1	0.57mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	23d	1	0.72mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.09mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $235,900 Active 140 DOM
2. 2026-06-17
   days on market $235,900 Active 139 DOM
3. 2026-06-16
   days on market $235,900 Active 138 DOM
4. 2026-06-15
   days on market $235,900 Active 137 DOM
5. 2026-06-13
   days on market $235,900 Active 135 DOM
6. 2026-06-13
   days on market $235,900 Active 134 DOM
7. 2026-06-10
   days on market $235,900 Active 132 DOM
8. 2026-06-09
   days on market $235,900 Active 131 DOM
9. 2026-06-08
   days on market $235,900 Active 130 DOM
10. 2026-06-07
    days on market $235,900 Active 129 DOM
11. 2026-06-03
    days on market $235,900 Active 125 DOM
12. 2026-06-02
    days on market $235,900 Active 124 DOM
13. 2026-06-01
    days on market $235,900 Active 123 DOM
14. 2026-05-31
    days on market $235,900 Active 122 DOM
15. 2026-04-01
    price $239,900
16. 2026-02-19
    price $245,900
17. 2026-01-29
    listed $249,900 Active
18. 2020-07-29
    soldstatus $203,700
19. 2005-05-02
    soldstatus $10,000

ⓘ 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: $2,858 · $238/mo
• Projected year-2 tax: $2,858 · $238/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: $27,280
• − Mortgage interest: −$13,214
• − Property taxes: −$2,858
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,863
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $2,957/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

+2299.0% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $245,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-29 Sold (Public Records) $203,700 Public Records
• 2005-05-02 Sold (Public Records) $10,000 Public Records

Property tax history

+31.5%/yr

Latest (2025): $2,858 · +4.8% YoY. Source: county tax records.