4032 N Edgewater Cir · Port LaBelle, FL 33935

$215,000

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 126 Days on market

Built 1982 0.29 ac lot Est $195k · 10% over $15/mo HOA · 1% of rent ↓ 2% since listing

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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).

• Cash flow +14.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

Key facts

• 0.29 acre lot
• Garage
• Built 1982

Property features AI

Finance

• Other: Paved road frontage (80 ft); Lot zoning: RG3
• HOA & community: Homeowners association with annual fee of $180 (about $15/month)

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer (and other sewer available); Sewer available
• Home design: Single-family residence; One level; Residential property
• Construction: Frame construction
• Exterior features: Front porch; Shingle roof; Pets allowed

Interior

• Kitchen: Microwave, Oven, Range, Refrigerator, Dishwasher not listed
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dryer, Microwave, Oven, Range, Refrigerator, Washer; Carpet and vinyl flooring; 12 total rooms
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $29 ($350/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 $193k (10.4% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• 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; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $185k; 16% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $195,300
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4021 W Palomar Cir	0.23mi	3/2.0	942 (+5%)	1mo	$206,000	$219	81
4043 N Edgewater Cir	0.04mi	3/1.0	904 (+0%)	19mo	$214,900	$238	78
4049 N Edgewater Cir	0.08mi	2/1.0 (-1)	904 (+0%)	16mo	$196,000	$217	74
4018 W Palomar Cir	0.22mi	2/2.0 (-1)	912 (+1%)	23mo	$160,000	$175	64
4017 W Palomar Cir	0.26mi	3/2.0	1,012 (+12%)	18mo	$188,000	$186	52

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: 24.7%
• Equity multiple: 2.98×
• Total profit: $118,985
• Equity at exit: $193,689

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $348,998
• Equity at exit: $417,698

Cash invested: $60,200 (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: 942
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$261 /mo · $3,128/yr
• Insurance: −$90
• HOA: −$15
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $29

Break-even live

Break-even rent $1,890

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: electricpool

Listing history 25 events

1. 2026-06-18
   days on market $215,000 Active 126 DOM
2. 2026-06-17
   days on market $215,000 Active 125 DOM
3. 2026-06-16
   days on market $215,000 Active 124 DOM
4. 2026-06-15
   days on market $215,000 Active 123 DOM
5. 2026-06-13
   days on market $215,000 Active 121 DOM
6. 2026-06-13
   days on market $215,000 Active 120 DOM
7. 2026-06-10
   days on market $215,000 Active 118 DOM
8. 2026-06-09
   days on market $215,000 Active 117 DOM
9. 2026-06-08
   days on market $215,000 Active 116 DOM
10. 2026-06-07
    days on market $215,000 Active 115 DOM
11. 2026-06-03
    days on market $215,000 Active 111 DOM
12. 2026-06-02
    days on market $215,000 Active 110 DOM
13. 2026-06-01
    days on market $215,000 Active 109 DOM
14. 2026-05-31
    days on market $215,000 Active 108 DOM
15. 2026-05-12
    status Active
16. 2026-05-12
    historical
17. 2026-02-11
    listed $215,000 Active
18. 2024-08-20
    soldstatus $185,000
19. 2024-08-19
    soldstatus $185,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

20. 2024-07-25
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

21. 2024-07-16
    price $185,000 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

22. 2024-06-06
    price $210,000 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

23. 2024-03-27
    status Active 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

24. 2024-03-15
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

25. 2024-02-04
    listed $220,000 Active 480-char remark

    Show marketing remark (480 chars)

    Just getting your new family started or maybe thinking of retiring soon this is probably the home for you . 3 Bedroom 2 Bath one car garage Port LaBelle community . Home Owners Association Fee is mandatory $180.00 per year. Has a community Pool and park. Schools are in the same area. This home is approximately 2 miles from town and the stores. This home just had an electrical up grade service and newly installed garage door and opener. Call us for an appointment to show.

ⓘ 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: $3,128 · $261/mo
• Projected year-2 tax: $3,128 · $261/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $23,117
• − Mortgage interest: −$12,043
• − Property taxes: −$3,128
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$180
• − Depreciation: −$6,255
• Taxable loss: −$3,262
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,133/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

-2.3% since first listed

11 events — show timeline

• 2026-05-12 Relisted — HAOR as distributed by MLS GRID
• 2026-05-12 Delisted — HAOR as distributed by MLS GRID
• 2026-02-11 Listed $215,000 HAOR as distributed by MLS GRID
• 2024-08-20 Sold (Public Records) $185,000 Public Records
• 2024-08-19 Sold (MLS) $185,000 FORTMLS
• 2024-07-25 Pending — FORTMLS
• 2024-07-16 Price Changed $185,000 FORTMLS
• 2024-06-06 Price Changed $210,000 FORTMLS
• 2024-03-27 Relisted — FORTMLS
• 2024-03-15 Pending — FORTMLS
• 2024-02-04 Listed $220,000 FORTMLS

Property tax history

+11.5%/yr

Latest (2025): $3,128 · +10.6% YoY. Source: county tax records.