5013 Dania Cir · Port LaBelle, FL 33935

$315,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 13 Days on market

Built 2018 0.29 ac lot Est $323k · 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 +8.6/15.0
• Cash flow +6.7/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Are you ready to own a Custom 4 bedroom 2 bath ranch style home? With an open concept in mind, this home was designed for your everyday wants & needs. Great room concept with a Farmhouse style kitchen with large island, cooktop & wall oven, custom drawer banks in cabinets, and a white farmhouse sink. The owner's suite & bathroom features - tray ceiling, subway tile in the shower, double vessel sinks, and a walk-in closet. Looking for an office/den? Use the 4th bedroom, which is welcomed by a one-of-a-kind hanging barn door, as your home office/den.

Key facts

• Custom cabinetry
• Hardi plank siding
• Granite countertops

Tags

• HARDI PLANK SIDING
• MASONITE EXTERIOR FINISHES
• FULLY FENCED BACKYARD
• WOOD PRIVACY FENCE
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; Resale property; Faces northwest
• Construction: Shingle roof; Wood frame construction; Built on standard foundation
• Exterior features: Fence; Security / high impact doors; Corner lot; Irregular, oversized lot; Paved, publicly maintained road; Lot exposures to the southeast

Interior

• Kitchen: Built-in oven; Dishwasher; Electric cooktop; Microwave; Refrigerator; Water purifier
• Bedrooms: Includes den, office, and great room
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Tray ceilings; Dual sinks; French doors / atrium door; Kitchen island; Combined living and dining area; Shower only (separate shower); Vaulted ceilings; Walk-in closets; Window treatments; Home office; Split bedroom layout
• 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 $315k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (29.7% below list).
• Recommended offer: $222k (29.7% 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; 11 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 $2,216/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 $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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $270k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,582 (29.7% 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: 0.70% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $322,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5033 N Dogwood Cir	0.40mi	4/2.0 (+1)	1,810 (-1%)	1mo	$291,500	$161	73
5012 E Hummingbird Dr	0.33mi	4/2.0 (+1)	1,828 (-0%)	9mo	$303,000	$166	72
7015 Burma Cir	0.35mi	3/2.0	1,842 (+0%)	17mo	$297,000	$161	69
5027 E Hummingbird Dr	0.39mi	3/2.0	1,874 (+2%)	14mo	$332,000	$177	66
5014 SE Tradewinds Cir	0.36mi	4/2.0 (+1)	1,828 (-0%)	15mo	$322,060	$176	65
7062 Calder Cir	0.25mi	3/2.0	1,900 (+4%)	21mo	$310,000	$163	64
5020 N Dogwood Cir	0.40mi	4/2.0 (+1)	1,828 (-0%)	18mo	$323,560	$177	61
7008 Camp Ct	0.48mi	4/2.0 (+1)	1,828 (-0%)	16mo	$320,560	$175	59
7005 Shasta Cir	0.39mi	3/2.0	1,674 (-9%)	14mo	$355,000	$212	55
7014 Alfa Cir	0.59mi	4/3.0 (+1)	1,716 (-6%)	8mo	$364,900	$213	46
7005 Burma Cir	0.38mi	4/3.0 (+1)	1,612 (-12%)	12mo	$349,900	$217	43
5006 S Peachtree Cir	0.72mi	4/2.0 (+1)	2,000 (+9%)	6mo	$338,000	$169	41

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $139,147
• Equity at exit: $283,777

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $435,488
• Equity at exit: $611,976

Cash invested: $88,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$478 /mo · $5,731/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-510

Break-even live

Break-even rent $2,862

Max offer price $224,869

Occupancy floor —

Sensitivity live

Price	-10% $-332	-5% $-421	+0% $-510	+5% $-599	+10% $-689
Rent	-10% $-685	-5% $-598	+0% $-510	+5% $-423	+10% $-335
Rate	-1.0pp $-352	-0.5pp $-430	base $-510	+0.5pp $-592	+1.0pp $-675

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.59mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.65mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.81mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.86mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	1.10mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.16mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	1.23mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.27mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	1.30mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.30mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.34mi

Listing history 10 events

1. 2026-06-22
   days on market $315,000 Active 13 DOM
2. 2026-06-18
   days on market $315,000 Active 10 DOM
3. 2026-06-17
   days on market $315,000 Active 9 DOM
4. 2026-06-16
   days on market $315,000 Active 8 DOM
5. 2026-06-15
   days on market $315,000 Active 7 DOM
6. 2026-06-13
   days on market $315,000 Active 5 DOM
7. 2026-06-13
   days on market $315,000 Active 4 DOM
8. 2026-06-10
   days on market $315,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $315,000 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: $5,731 · $478/mo
• Projected year-2 tax: $5,731 · $478/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 5/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,590
• − Mortgage interest: −$17,645
• − Property taxes: −$5,731
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$9,164
• Taxable loss: −$11,779
• Est. tax savings @ 24.0%: +$2,827
• After-tax cash flow: $-3,296/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

+5150.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $315,000 FORTMLS
• 2021-10-15 Sold (Public Records) $270,000 Public Records
• 2021-10-15 Sold (MLS) $270,000 FORTMLS
• 2021-09-05 Pending — FORTMLS
• 2021-08-23 Relisted — FORTMLS
• 2021-08-23 Price Changed $295,000 FORTMLS
• 2021-08-09 Pending — FORTMLS
• 2021-07-29 Price Changed $299,900 FORTMLS
• 2021-07-19 Listed $310,000 FORTMLS
• 2009-10-22 Sold (Public Records) $6,000 Public Records

Property tax history

+39.7%/yr

Latest (2025): $5,731 · +2.2% YoY. Source: county tax records.