2013 Inglewood · Port LaBelle, FL 33935

$319,900

3 bd · 3.0 ba · 1,507 sqft · SingleFamily public records · 8 Days on market

Built 2024 Est $295k · 8% over

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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
• Cash flow +7.3/30.0
• ARV discount +3.8/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0

Listing remarks

Welcome to the Madison Model, a beautifully designed new construction home offering 3 bedrooms, 2 full bathrooms, and a convenient half bath for guests. This modern residence features smart home automation, allowing you to control security cameras, lighting, and window blinds with ease. Enjoy premium finishes throughout, including high-end kitchen and bathroom cabinetry, elegant fixtures, and thoughtfully designed living spaces. The home also offers a spacious laundry room, a 2-car garage, and a covered lanai perfect for outdoor entertaining and relaxing. Located in the growing community of LaBelle, this home combines comfort, technology, and quality craftsmanship. Schedule your private tou

Key facts

• Covered lanai
• Premium finishes
• 2 garage spots

Tags

• SMART HOME AUTOMATION
• PREMIUM FINISHES
• HIGH END KITCHEN CABINETRY
• HIGH END BATHROOM CABINETRY
• COVERED LANAI

Property features AI

Finance

• Other: 1 unit in community
• Financial info: Pets allowed
• HOA & community: Association amenities include boat dock, boat ramp, playground, park and sidewalks; Association provides pest control

Exterior

• Parking: Attached garage with 2 assigned covered spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-story; New construction; Faces east; Lot exposure to the west; Rectangular lot; Lot dimensions approximately 87 x 125 x 74 x 125 (per plans)
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Courtyard; Deck; Patio

Interior

• Kitchen: Built-in oven; Dishwasher; Electric cooktop; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Bathtub; Dual sinks; Eat-in kitchen; High ceilings; Living/dining room; Pantry; Separate shower; Walk-in closet(s); Instant hot water; Smart home; Display windows; Impact glass; Unfurnished
• Laundry & utility: Laundry inside; Instant hot water

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (26.8% below list).
• Recommended offer: $234k (26.8% 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; 6 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 $2,342/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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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 $80k; list at $320k implies a 300% 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 $234,169 (26.8% 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. 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. 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?
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: 0.73% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $295,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2001 Inglewood Cir	0.08mi	3/2.0	1,565 (+4%)	12mo	$314,900	$201	76
2014 Odessa Cir	0.26mi	3/2.0	1,584 (+5%)	1mo	$265,000	$167	75
4002 Cascade Ln	0.22mi	3/2.0	1,344 (-11%)	3mo	$280,000	$208	65
2040 S Montana Cir	0.43mi	3/2.0	1,392 (-8%)	0mo	$230,000	$165	63
4018 Caloosa Loop	0.43mi	3/2.0	1,404 (-7%)	2mo	$214,000	$152	63
3019 N Tulip Rd	0.56mi	4/2.0 (+1)	1,499 (-0%)	3mo	$285,000	$190	62
2033 Inglewood Cir	0.15mi	4/3.0 (+1)	1,715 (+14%)	6mo	$360,000	$210	59
2001 Jeronimo Rd	0.38mi	3/2.0	1,356 (-10%)	5mo	$295,000	$218	58
2009 Granada Rd	0.30mi	4/2.0 (+1)	1,666 (+11%)	10mo	$290,000	$174	51
2029 Jeronimo Rd	0.34mi	3/2.0	1,292 (-14%)	11mo	$299,900	$232	47
3005 Birwood Cir	0.73mi	3/2.0	1,404 (-7%)	12mo	$275,000	$196	41
4038 Rainbow Cir	0.69mi	3/2.0	1,377 (-9%)	12mo	$225,000	$163	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: 20.2%
• Equity multiple: 2.64×
• Total profit: $146,943
• Equity at exit: $288,191

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $454,394
• Equity at exit: $621,495

Cash invested: $89,572 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$469 /mo · $5,624/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-430

Break-even live

Break-even rent $2,885

Max offer price $244,012

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	0.80mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.04mi
1092 Riverbend Dr Labelle, FL	2.0	2.5	2100	$2,900	$1.38	21d	1	1.10mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	1.31mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	1.40mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.43mi

Listing history 13 events

1. 2026-06-18
   days on market $319,900 Active 8 DOM
2. 2026-06-17
   days on market $319,900 Active 7 DOM
3. 2026-06-16
   days on market $319,900 Active 6 DOM
4. 2026-06-15
   days on market $319,900 Active 5 DOM
5. 2026-06-13
   days on market $319,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on marketlisting id $319,900 Active 2 DOM
8. 2026-06-10
   days on market $319,900 Active 8 DOM
9. 2026-06-09
   days on market $319,900 Active 7 DOM
10. 2026-06-08
    days on market $319,900 Active 6 DOM
11. 2026-06-07
    days on market $319,900 Active 5 DOM
12. 2026-06-03
    remarks 641-char remark
13. 2026-06-03
    listed $319,900 Active 1 DOM

ⓘ 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: $5,624 · $469/mo
• Projected year-2 tax: $5,624 · $469/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 2/10 Low
• 🌡 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: $28,100
• − Mortgage interest: −$17,919
• − Property taxes: −$5,624
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$9,306
• Taxable loss: −$10,844
• Est. tax savings @ 24.0%: +$2,603
• After-tax cash flow: $-2,552/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

+3099.0% since first listed

18 events — show timeline

• 2026-06-02 Listed $319,900 FORTMLS
• 2025-10-21 Rental Removed $2,350 NAPLESMLS
• 2025-10-10 Listing Removed — FORTMLS
• 2025-10-08 Listed for Rent $2,350 NAPLESMLS
• 2025-10-08 Rental Removed $2,350 FORTMLS
• 2025-09-27 Price Changed $2,350 FORTMLS
• 2025-09-19 Listed for Rent $2,450 FORTMLS
• 2025-09-12 Listing Removed — FORTMLS
• 2025-09-12 Listing Removed — MARMLS
• 2025-09-12 Listed $319,500 FORTMLS
• 2025-08-22 Price Changed $319,500 FORTMLS
• 2025-05-23 Listed $319,900 MARMLS
• 2025-05-15 Listed $319,900 FORTMLS
• 2022-03-02 Sold (Public Records) $80,000 Public Records
• 2022-02-22 Sold (MLS) $20,000 FORTMLS
• 2022-02-01 Pending — FORTMLS
• 2022-01-28 Listed $25,000 FORTMLS
• 1991-06-19 Sold (Public Records) $10,000 Public Records

Property tax history

+39.8%/yr

Latest (2025): $5,624 · +1140.3% YoY. Source: county tax records.