8304 Lena Ct · Port LaBelle, FL 33935

$299,900

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 119 Days on market

Built 2024 0.33 ac lot Est $300k · at est.

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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 +7.6/15.0
• Cash flow +7.0/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks

MOTIVATED Builder is offering $7,000 incentives to buyer. New CONSTRUCTION!! NO FLOOD ZONE. Country living at its best. This home comes with impact windows and doors, 2-car garage, Highlights include 9' ceilings, durable luxury vinyl flooring throughout, quartz countertops, custom kitchen cabinets, stainless steel appliances, comfortable living area that connects naturally to the kitchen and dining space, creating a practical setting for both daily routines and hosting guests. The bedrooms provide comfortable retreats with thoughtful design touches, while the bathrooms feature clean, contemporary finishes that complement the home’s overall style. Set in a convenient LaBelle location,

Key facts

• Quartz countertops
• New construction
• 0.33 acre lot

Tags

• NEW CONSTRUCTION
• IMPACT WINDOWS AND DOORS
• LUXURY VINYL FLOORING
• QUARTZ COUNTERTOPS
• CUSTOM KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee covers trash (no regular fee listed)

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s); Security/high impact doors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces west; New construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open porch; Security/high impact doors; Smoke detector(s); Paved road access; Oversized lot on a cul-de-sac; Lot exposures to the east

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Separate/formal dining room; Eat-in kitchen; Pantry; Split bedroom layout; Dual sinks; Shower-only bathroom with separate shower; Double hung windows; Impact glass windows; 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 $300k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (26.2% below list).
• Recommended offer: $221k (26.2% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,215/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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.
• Current owner paid $8k; list at $300k implies a 3899% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,465 (26.2% 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 119 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $300,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8304 Lena Ct	0.00mi	3/2.0	1,572 (0%)	0mo	$299,900	$191	100
6069 S Moss Cir	0.57mi	3/2.0	1,494 (-5%)	0mo	$282,000	$189	65
8033 Buttercup Cir	0.16mi	4/3.0 (+1)	1,715 (+9%)	7mo	$360,000	$210	63
9048 Lamkin Cir	0.46mi	3/2.0	1,408 (-10%)	0mo	$257,500	$183	61
9006 Lamkin Cir	0.50mi	3/2.0	1,419 (-10%)	1mo	$300,000	$211	60
8003 Mangrove Cir	0.57mi	4/2.0 (+1)	1,499 (-5%)	1mo	$284,999	$190	60
8002 Mill Ct	0.29mi	2/2.0 (-1)	1,356 (-14%)	3mo	$285,000	$210	56
8012 Spice Ct	0.45mi	3/2.0	1,356 (-14%)	1mo	$295,000	$218	55
9010 S Indio Cir	0.67mi	4/2.0 (+1)	1,500 (-5%)	5mo	$232,000	$155	52
8014 Windswept Cir	0.74mi	3/2.0	1,666 (+6%)	5mo	$274,990	$165	52
8016 Mangrove Cir	0.62mi	3/2.0	1,337 (-15%)	6mo	$170,000	$127	41
7016 Tide Cir	0.67mi	4/3.0 (+1)	1,716 (+9%)	7mo	$364,900	$213	39

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $135,427
• Equity at exit: $270,174

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $421,048
• Equity at exit: $582,640

Cash invested: $83,972 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$492 /mo · $5,901/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-440

Break-even live

Break-even rent $2,771

Max offer price $222,206

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-355	+0% $-440	+5% $-525	+10% $-610
Rent	-10% $-615	-5% $-527	+0% $-440	+5% $-352	+10% $-265
Rate	-1.0pp $-289	-0.5pp $-364	base $-440	+0.5pp $-518	+1.0pp $-597

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	0.10mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	4d	1	0.32mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	0.44mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.48mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.53mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.58mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.59mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.69mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.69mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.74mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	4d	1	0.74mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	0.76mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	0.79mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	4d	1	0.79mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.91mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.00mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.00mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.17mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	4d	1	1.20mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.23mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	1.23mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	20d	1	1.44mi

Listing history 19 events

1. 2026-05-05
   status Pending
2. 2026-03-05
   price $299,900
3. 2026-01-06
   listed $304,500 Active
4. 2025-12-20
   historical
5. 2025-06-25
   listed $304,900 Active
6. 2025-06-03
   historical
7. 2025-05-19
   listed $304,000 Active
8. 2025-05-17
   historical
9. 2025-03-01
   price $304,900
10. 2025-02-17
    price $308,900
11. 2025-02-03
    listed $319,999 Active
12. 2025-02-03
    historical
13. 2025-01-20
    status Active
14. 2025-01-20
    price $314,999
15. 2025-01-20
    historical
16. 2025-01-20
    price $319,999
17. 2024-07-16
    price $334,000
18. 2024-02-27
    listed $349,900 Active
19. 2005-08-31
    soldstatus $7,500

ⓘ 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: $5,901 · $492/mo
• Projected year-2 tax: $5,901 · $492/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 · 26 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: $26,576
• − Mortgage interest: −$16,799
• − Property taxes: −$5,901
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$8,724
• Taxable loss: −$10,600
• Est. tax savings @ 24.0%: +$2,544
• After-tax cash flow: $-2,734/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

+3898.7% since first listed

19 events — show timeline

• 2026-05-05 Pending — FORTMLS
• 2026-03-05 Price Changed $299,900 FORTMLS
• 2026-01-06 Listed $304,500 FORTMLS
• 2025-12-20 Listing Removed — FORTMLS
• 2025-06-25 Listed $304,900 FORTMLS
• 2025-06-03 Listing Removed — FORTMLS
• 2025-05-19 Listed $304,000 FORTMLS
• 2025-05-17 Listing Removed — FORTMLS
• 2025-03-01 Price Changed $304,900 FORTMLS
• 2025-02-17 Price Changed $308,900 FORTMLS
• 2025-02-03 Listing Removed — FORTMLS
• 2025-02-03 Listed $319,999 FORTMLS
• 2025-01-20 Relisted — FORTMLS
• 2025-01-20 Price Changed $314,999 FORTMLS
• 2025-01-20 Price Changed $319,999 FORTMLS
• 2025-01-20 Listing Removed — FORTMLS
• 2024-07-16 Price Changed $334,000 FORTMLS
• 2024-02-27 Listed $349,900 FORTMLS
• 2005-08-31 Sold (Public Records) $7,500 Public Records

Property tax history

+33.9%/yr

Latest (2025): $5,901 · +1179.4% YoY. Source: county tax records.