3011 Base Ct · Port LaBelle, FL 33935

$269,999

4 bd · 2.0 ba · 1,498 sqft · Land · 110 Days on market

Built 2026

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• 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

Under Construction. The appealing one-story home includes many contemporary features, and an open-concept design with 8' ceilings that enhance the wonderful feel of this home. This Home features Impact resistant windows! The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy, can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, Rev wood flooring throughout, Quartz counters, all stainless-steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, and more. We also provide your homesite fully sodded with sprinklers, and landscaped. These homes move quick so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

Key facts

• One story home
• Open concept design
• Covered lanai

Tags

• ONE STORY HOME
• OPEN CONCEPT DESIGN
• IMPACT RESISTANT WINDOWS
• LARGE ISLAND
• WALK IN PANTRY
• COVERED LANAI

Property features AI

Finance

• Other: Lot acreage approximately 0.27 acres; Lot dimensions available from developer brochure; Development: PORT LABELLE
• HOA & community: No HOA maintenance or community amenities noted; Community listed as non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant windows
• Utilities: Central water; Septic sewer; Electric service (central); Cable available
• Home design: Residential single-family home; 1 story / ranch; Rear exposure facing west
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2026; Impact resistant and single hung windows; Irregular-shaped lot
• Exterior features: Room for pool; Automatic sprinkler system (central)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/ice maker; Pantry; Self-cleaning oven
• Bedrooms: 4 bedrooms; Split bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Pantry; Dining (living); Open porch/lanai; Auto garage door; Self-cleaning oven; Unfurnished; Great room floor plan; Split bedroom layout; Washer/dryer hookup
• Laundry & utility: Laundry in residence; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $82 ($985/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 $247k (8.7% below list).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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; 5 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).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $270k implies a 1400% 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 $245,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $152,316
• Equity at exit: $243,236

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $444,505
• Equity at exit: $524,549

Cash invested: $75,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $82

Break-even live

Break-even rent $2,362

Max offer price $269,999

Occupancy floor 92%

Sensitivity live

Price	-10% $269	-5% $175	+0% $82	+5% $-11	+10% $-104
Rent	-10% $-113	-5% $-15	+0% $82	+5% $180	+10% $277
Rate	-1.0pp $218	-0.5pp $151	base $82	+0.5pp $12	+1.0pp $-59

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	25d	1	0.41mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.58mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	5d	1	0.65mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.74mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	25d	1	0.80mi

Listing history 21 events

1. 2026-06-09
   days on market $269,999 Active 110 DOM
2. 2026-06-08
   listing id $269,999 Active 109 DOM
3. 2026-06-07
   days on market $269,999 Active 109 DOM
4. 2026-06-03
   days on market $269,999 Active 105 DOM
5. 2026-06-02
   pricedays on market $269,999 Active 104 DOM
6. 2026-06-01
   days on market $279,999 Active 103 DOM
7. 2026-05-31
   days on market $279,999 Active 102 DOM
8. 2026-05-22
   price $279,999 1189-char remark

   Show marketing remark (1189 chars)

   Under Construction. The appealing one-story home includes many contemporary features, and an open-concept design with 8' ceilings that enhance the wonderful feel of this home. This Home features Impact resistant windows! The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy, can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, Rev wood flooring throughout, Quartz counters, all stainless-steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, and more. We also provide your homesite fully sodded with sprinklers, and landscaped. These homes move quick so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

9. 2026-05-21
   price $279,999
10. 2026-03-26
    price $299,999

    Show marketing remark (1189 chars)

    Under Construction. The appealing one-story home includes many contemporary features, and an open-concept design with 8' ceilings that enhance the wonderful feel of this home. This Home features Impact resistant windows! The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy, can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, Rev wood flooring throughout, Quartz counters, all stainless-steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, and more. We also provide your homesite fully sodded with sprinklers, and landscaped. These homes move quick so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

11. 2026-03-26
    price $299,999 1189-char remark

    Show marketing remark (1189 chars)

    Under Construction. The appealing one-story home includes many contemporary features, and an open-concept design with 8' ceilings that enhance the wonderful feel of this home. This Home features Impact resistant windows! The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy, can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, Rev wood flooring throughout, Quartz counters, all stainless-steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, and more. We also provide your homesite fully sodded with sprinklers, and landscaped. These homes move quick so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

12. 2026-02-19
    listed $308,985 Active 1189-char remark

    Show marketing remark (1189 chars)

    Under Construction. The appealing one-story home includes many contemporary features, and an open-concept design with 8' ceilings that enhance the wonderful feel of this home. This Home features Impact resistant windows! The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy, can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, Rev wood flooring throughout, Quartz counters, all stainless-steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, and more. We also provide your homesite fully sodded with sprinklers, and landscaped. These homes move quick so don't miss out!! Finishings may vary - images are representational only of the model home based in that community.

13. 2026-02-18
    listed $308,985 Active
14. 2025-09-12
    soldstatus $18,000
15. 2025-09-11
    soldstatus $18,000 34-char remark

    Show marketing remark (34 chars)

    Data entry for sale purposes only.

16. 2025-09-11
    soldstatus $18,000 Closed

    Show marketing remark (34 chars)

    Data entry for sale purposes only.

17. 2025-09-11
    listed $18,000 34-char remark

    Show marketing remark (34 chars)

    Data entry for sale purposes only.

18. 2025-05-29
    status Pending
19. 2025-02-14
    historical
20. 2024-08-16
    listed $25,000 Active
21. 2024-08-16
    listed $25,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $29,590
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$7,855
• Taxable loss: −$3,523
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $1,831/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

+1020.0% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $279,999 Zillow
• 2026-05-21 Price Changed $279,999 NAPLESMLS
• 2026-03-26 Price Changed $299,999 NAPLESMLS
• 2026-03-26 Price Changed $299,999 Zillow
• 2026-02-19 Listed $308,985 Zillow
• 2026-02-18 Listed $308,985 NAPLESMLS
• 2025-09-12 Sold (Public Records) $18,000 Public Records
• 2025-09-11 Listed $18,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Sold (MLS) $18,000 FORTMLS
• 2025-09-11 Sold (MLS) $18,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Pending — FORTMLS
• 2025-02-14 Listing Removed — FORTMLS
• 2024-08-16 Listed $25,000 FORTMLS
• 2024-08-16 Listed $25,000 FORTMLS

Property tax history

+9.4%/yr

Latest (2025): $385 · +18.1% YoY. Source: county tax records.