2014 Odessa Cir · Port LaBelle, FL 33935

$275,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 47 Days on market

Built 2005 10,018 sqft lot Est $276k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SOLID CONCRETE BLOCK CONSTRUCTION, ENERGY EFFICIENT 3 BR, 2 BA HOME WITH SPLIT FLOOR PLAN AND QUIET YET CONVENIENT LOCATION! This open floor plan with its cathedral ceiling includes foyer, kitchen, dining and living room area PLUS a spacious screened lanai (10 x 25) on the back of the home. The home features ceramic tile flooring throughout, a brand new (2018) galvalume roof including gutters, and a new central air and heat system in 2017. The kitchen includes all appliances, a breakfast bar and large pantry. Ceiling fan with lights in the living/dining area. The laundry room, leading to the 2 car garage, is separate and off of the kitchen. The master bedroom offers 2 walk-in closets and the bath has a luxurious shower and garden tub with 2 separate sink areas. Both bathrooms are "real deal" ceramic tile and not inexpensive fiberglass shower inserts. The home entry has a 5 x 15 welcoming open front porch and concrete driveway. This house has been with the same owners since it was built in 2005 and they have kept it in pristine condition! It will surpass anyone's standards - guaranteed! THIS "LIKE NEW" HOME IS A WINNER AND IT IS EXACTLY WHAT YOUR FAMILY HAS BEEN LOOKING FOR!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $54 ($648/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 $235k (14.9% below list).
• Recommended offer: $235k (14.9% below list) — sets the bar for 1% rule.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,347/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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $180k; list at $276k implies a 53% 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 $234,659 (14.9% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $275,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Odessa Cir	0.00mi	3/2.0	1,584 (0%)	1mo	$265,000	$167	99
2001 Inglewood Cir	0.18mi	3/2.0	1,565 (-1%)	12mo	$314,900	$201	80
2009 Granada Rd	0.18mi	4/2.0 (+1)	1,666 (+5%)	10mo	$290,000	$174	70
4002 S Edgewater Cir	0.18mi	3/2.0	1,456 (-8%)	13mo	$217,000	$149	68
2001 Jeronimo Rd	0.23mi	3/2.0	1,356 (-14%)	5mo	$295,000	$218	61
2033 Odessa Cir	0.10mi	3/2.0	1,389 (-12%)	16mo	$288,320	$208	61
2033 Inglewood Cir	0.39mi	4/3.0 (+1)	1,715 (+8%)	6mo	$360,000	$210	53
4018 Caloosa Loop	0.59mi	3/2.0	1,404 (-11%)	2mo	$214,000	$152	52
2040 S Montana Cir	0.69mi	3/2.0	1,392 (-12%)	0mo	$230,000	$165	48
2015 Schooner Dr	0.52mi	2/2.0 (-1)	1,424 (-10%)	14mo	$225,000	$158	42
2010 S Montana Cir	0.60mi	3/2.0	1,389 (-12%)	13mo	$255,000	$184	40
4038 Rainbow Cir	0.72mi	3/2.0	1,377 (-13%)	12mo	$225,000	$163	34

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: $153,672
• Equity at exit: $248,553

10-year hold

• IRR: 22.0%
• Equity multiple: 6.82×
• Total profit: $449,773
• Equity at exit: $536,013

Cash invested: $77,252 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$1,447
• Tax from tax record: −$238 /mo · $2,856/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $54

Break-even live

Break-even rent $2,278

Max offer price $275,900

Occupancy floor 93%

Sensitivity live

Price	-10% $210	-5% $132	+0% $54	+5% $-24	+10% $-102
Rent	-10% $-131	-5% $-39	+0% $54	+5% $147	+10% $239
Rate	-1.0pp $193	-0.5pp $124	base $54	+0.5pp $-17	+1.0pp $-90

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: $68,975
• Closing costs: $8,277
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Riverbend Dr Labelle, FL	2.0	2.5	2100	$2,900	$1.38	22d	1	0.87mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	25d	1	1.05mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	1.19mi

Listing history 14 events

1. 2026-03-30
   status Pending
2. 2026-02-10
   listed $275,900 Active
3. 2026-02-02
   historical
4. 2025-11-23
   price $290,000
5. 2025-11-23
   listed $2,900,000 Active
6. 2018-09-17
   soldstatus $180,000
7. 2018-09-14
   soldstatus $180,000 Sold 1215-char remark

   Show marketing remark (1215 chars)

   SOLID CONCRETE BLOCK CONSTRUCTION, ENERGY EFFICIENT 3 BR, 2 BA HOME WITH SPLIT FLOOR PLAN AND QUIET YET CONVENIENT LOCATION! This open floor plan with its cathedral ceiling includes foyer, kitchen, dining and living room area PLUS a spacious screened lanai (10 x 25) on the back of the home. The home features ceramic tile flooring throughout, a brand new (2018) galvalume roof including gutters, and a new central air and heat system in 2017. The kitchen includes all appliances, a breakfast bar and large pantry. Ceiling fan with lights in the living/dining area. The laundry room, leading to the 2 car garage, is separate and off of the kitchen. The master bedroom offers 2 walk-in closets and the bath has a luxurious shower and garden tub with 2 separate sink areas. Both bathrooms are "real deal" ceramic tile and not inexpensive fiberglass shower inserts. The home entry has a 5 x 15 welcoming open front porch and concrete driveway. This house has been with the same owners since it was built in 2005 and they have kept it in pristine condition! It will surpass anyone's standards - guaranteed! THIS "LIKE NEW" HOME IS A WINNER AND IT IS EXACTLY WHAT YOUR FAMILY HAS BEEN LOOKING FOR!

8. 2018-07-25
   status Pending With Contingencies 1215-char remark

   Show marketing remark (1215 chars)

   SOLID CONCRETE BLOCK CONSTRUCTION, ENERGY EFFICIENT 3 BR, 2 BA HOME WITH SPLIT FLOOR PLAN AND QUIET YET CONVENIENT LOCATION! This open floor plan with its cathedral ceiling includes foyer, kitchen, dining and living room area PLUS a spacious screened lanai (10 x 25) on the back of the home. The home features ceramic tile flooring throughout, a brand new (2018) galvalume roof including gutters, and a new central air and heat system in 2017. The kitchen includes all appliances, a breakfast bar and large pantry. Ceiling fan with lights in the living/dining area. The laundry room, leading to the 2 car garage, is separate and off of the kitchen. The master bedroom offers 2 walk-in closets and the bath has a luxurious shower and garden tub with 2 separate sink areas. Both bathrooms are "real deal" ceramic tile and not inexpensive fiberglass shower inserts. The home entry has a 5 x 15 welcoming open front porch and concrete driveway. This house has been with the same owners since it was built in 2005 and they have kept it in pristine condition! It will surpass anyone's standards - guaranteed! THIS "LIKE NEW" HOME IS A WINNER AND IT IS EXACTLY WHAT YOUR FAMILY HAS BEEN LOOKING FOR!

9. 2018-07-23
   listed $184,900 Active 1215-char remark

   Show marketing remark (1215 chars)

   SOLID CONCRETE BLOCK CONSTRUCTION, ENERGY EFFICIENT 3 BR, 2 BA HOME WITH SPLIT FLOOR PLAN AND QUIET YET CONVENIENT LOCATION! This open floor plan with its cathedral ceiling includes foyer, kitchen, dining and living room area PLUS a spacious screened lanai (10 x 25) on the back of the home. The home features ceramic tile flooring throughout, a brand new (2018) galvalume roof including gutters, and a new central air and heat system in 2017. The kitchen includes all appliances, a breakfast bar and large pantry. Ceiling fan with lights in the living/dining area. The laundry room, leading to the 2 car garage, is separate and off of the kitchen. The master bedroom offers 2 walk-in closets and the bath has a luxurious shower and garden tub with 2 separate sink areas. Both bathrooms are "real deal" ceramic tile and not inexpensive fiberglass shower inserts. The home entry has a 5 x 15 welcoming open front porch and concrete driveway. This house has been with the same owners since it was built in 2005 and they have kept it in pristine condition! It will surpass anyone's standards - guaranteed! THIS "LIKE NEW" HOME IS A WINNER AND IT IS EXACTLY WHAT YOUR FAMILY HAS BEEN LOOKING FOR!

10. 2015-03-02
    price $65,000
11. 2015-03-02
    price $40,000
12. 2010-12-30
    soldstatus $67,000
13. 2005-06-08
    soldstatus $193,395
14. 2005-01-31
    soldstatus $20,000

ⓘ 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: $2,856 · $238/mo
• Projected year-2 tax: $2,856 · $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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,159
• − Mortgage interest: −$15,455
• − Property taxes: −$2,856
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$8,026
• Taxable loss: −$4,063
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $1,623/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

+1279.5% since first listed

14 events — show timeline

• 2026-03-30 Pending — FORTMLS
• 2026-02-10 Listed $275,900 FORTMLS
• 2026-02-02 Listing Removed — FORTMLS
• 2025-11-23 Price Changed $290,000 FORTMLS
• 2025-11-23 Listed $2,900,000 FORTMLS
• 2018-09-17 Sold (Public Records) $180,000 Public Records
• 2018-09-14 Sold (MLS) $180,000 FORTMLS
• 2018-07-25 Pending — FORTMLS
• 2018-07-23 Listed $184,900 FORTMLS
• 2015-03-02 Price Changed $65,000 FORTMLS
• 2015-03-02 Price Changed $40,000 FORTMLS
• 2010-12-30 Sold (MLS) $67,000 FORTMLS
• 2005-06-08 Sold (MLS) $193,395 FORTMLS
• 2005-01-31 Sold (Public Records) $20,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,856 · +4.8% YoY. Source: county tax records.