5020 Quebec Rd · Port LaBelle, FL 33935

$290,990

3 bd · 2.0 ba · 1,552 sqft · SingleFamily · 358 Days on market

Built 2025 Est $290k · 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
• Cash flow +8.2/30.0
• ARV discount +7.4/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Introducing the Foxtail, a delightful floorplan from our Value collection designed with families in mind. This home offers a well-thought-out layout featuring 3 bedrooms, 2 full bathrooms, and a spacious 2-car garage. The split plan of the Foxtail ensures a welcoming master suite with ample privacy from the other two bedrooms. The Owner's Suite boasts a full bath and a walk-in closet, providing a comfortable and relaxing retreat. For added convenience, the laundry room is just steps away and offers direct access to the 2-car garage. The open concept kitchen and great room create an inviting and versatile space, ideal for memorable family gatherings. Additionally, you'll find a second living

Key facts

• Vinyl flooring
• Spacious kitchen
• Quality finishes

Tags

• INDOOR LAUNDRY ROOM
• SPACIOUS KITCHEN
• QUALITY FINISHES
• VINYL FLOORING
• STAIN-RESISTANT CARPETING
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Address: 5020 Quebec Rd, Labelle FL 33935; Listing modified May 21, 2026
• Financial info: List price $290,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Spec new-construction plan named Foxtail; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,552

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (24.5% below list).
• Recommended offer: $220k (24.5% 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: amenities F, commute F, employment 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.
• Zoned schools: Country Oaks Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 893 students, 75% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,197/mo this rent would consume 46% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

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 $219,663 (24.5% 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 358 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $290,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5017 Wild Goose Cir	0.44mi	3/2.0	1,547 (-0%)	2mo	$279,900	$181	77
5012 Myrtlewood Rd	0.04mi	4/2.0 (+1)	1,666 (+7%)	7mo	$269,000	$161	75
5028 S Obispo Cir	0.51mi	4/2.0 (+1)	1,500 (-3%)	5mo	$280,000	$187	62
7007 Ramrod Cir	0.60mi	3/2.0	1,530 (-1%)	10mo	$305,000	$199	61
7010 Beaver Cir	0.41mi	3/2.0	1,443 (-7%)	12mo	$289,900	$201	59
4039 W Sunflower Cir	0.53mi	3/2.0	1,620 (+4%)	10mo	$210,000	$130	59
4033 School Cir	0.72mi	3/2.0	1,476 (-5%)	0mo	$262,500	$178	58
7005 Berwick Cir	0.35mi	3/2.0	1,770 (+14%)	3mo	$315,000	$178	58
5019 Mateo Cir	0.67mi	3/2.0	1,666 (+7%)	7mo	$269,990	$162	51
7006 Chain Ct	0.54mi	4/3.0 (+1)	1,616 (+4%)	10mo	$348,000	$215	51
7014 Alfa Cir	0.45mi	4/3.0 (+1)	1,716 (+11%)	8mo	$364,900	$213	46
7011 Waldo Cir	0.72mi	3/2.0	1,367 (-12%)	5mo	$265,000	$194	42

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $140,959
• Equity at exit: $262,147

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $428,972
• Equity at exit: $565,330

Cash invested: $81,477 (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: 950
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,526
• Tax est. 1.5%: −$364 /mo · $4,365/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-276

Break-even live

Break-even rent $2,546

Max offer price $251,106

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-175	+0% $-276	+5% $-376	+10% $-477
Rent	-10% $-449	-5% $-362	+0% $-276	+5% $-189	+10% $-102
Rate	-1.0pp $-129	-0.5pp $-202	base $-276	+0.5pp $-351	+1.0pp $-428

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: $72,748
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.43mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.58mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	18d	1	0.73mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	18d	1	0.76mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	5d	1	0.93mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.98mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	5d	1	1.00mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.01mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.16mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.18mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	18d	1	1.18mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	5d	1	1.24mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	1.34mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	1.48mi

Listing history 14 events

1. 2026-06-22
   days on market $290,990 Active 358 DOM
2. 2026-06-18
   days on market $290,990 Active 355 DOM
3. 2026-06-17
   days on market $290,990 Active 354 DOM
4. 2026-06-16
   days on market $290,990 Active 353 DOM
5. 2026-06-15
   days on market $290,990 Active 352 DOM
6. 2026-06-13
   days on market $290,990 Active 349 DOM
7. 2026-06-10
   days on market $290,990 Active 347 DOM
8. 2026-06-09
   days on market $290,990 Active 346 DOM
9. 2026-06-08
   days on market $290,990 Active 345 DOM
10. 2026-06-07
    days on market $290,990 Active 344 DOM
11. 2026-06-03
    days on market $290,990 Active 340 DOM
12. 2026-06-02
    days on market $290,990 Active 339 DOM
13. 2026-06-01
    days on market $290,990 Active 338 DOM
14. 2026-05-31
    days on market $290,990 Active 337 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $26,360
• − Mortgage interest: −$16,300
• − Property taxes: −$4,365
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$8,465
• Taxable loss: −$8,443
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $-1,281/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