5012 NE Tradewinds Cir · Port LaBelle, FL 33935

$287,990

3 bd · 2.0 ba · 1,550 sqft · Land · 21 Days on market

Built 2026 10,018 sqft lot

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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 +8.4/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Beautiful Lot close to schools. Ready to Build!!

Key facts

• Dual vanities
• Walk-in closet
• Freestanding island

Tags

• PRIVATE COVERED LANAI
• FREESTANDING ISLAND
• DESIGNER CABINETRY
• WALK-IN CLOSET
• DUAL VANITIES
• TILED SHOWER

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces northwest; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (details not provided)
• Exterior features: Security/high-impact doors; Open patio and porch; Room for a pool; Patio; Porch

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Pantry; Breakfast bar
• Bedrooms: Guest quarters (additional bedroom space); Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Main level primary bedroom; Pantry; Shower only (separate shower); Cable TV; Walk-in closets; Split bedroom floorplan
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $288k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.9% below list).
• Recommended offer: $219k (23.9% 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; 13 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 $2,191/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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($284k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $6k; list at $288k implies a 4700% 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 $219,051 (23.9% 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 11.0

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $140,338
• Equity at exit: $259,444

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $426,346
• Equity at exit: $559,501

Cash invested: $80,637 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-260

Break-even live

Break-even rent $2,519

Max offer price $250,406

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: $71,998
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	23d	1	0.34mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	0.72mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	15d	1	0.83mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	0.91mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	0.92mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	0.98mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.04mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	1.12mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	1.28mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	1.28mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	15d	1	1.31mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	1.31mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	2d	1	1.38mi

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-04-24
   listed $287,990 Active
3. 2025-08-20
   historical
4. 2025-08-12
   listed $19,000 Active
5. 2014-10-03
   soldstatus $6,000
6. 2012-12-11
   soldstatus $6,000
7. 2012-09-25
   soldstatus $6,000
8. 2007-12-07
   soldstatus $43,000
9. 2005-04-27
   soldstatus $28,000
10. 2005-04-21
    soldstatus $28,000 48-char remark

    Show marketing remark (48 chars)

    Beautiful Lot close to schools. Ready to Build!!

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,286
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$8,378
• Taxable loss: −$8,189
• Est. tax savings @ 24.0%: +$1,965
• After-tax cash flow: $-1,151/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

+928.5% since first listed

10 events — show timeline

• 2026-05-15 Pending — FORTMLS
• 2026-04-24 Listed $287,990 FORTMLS
• 2025-08-20 Listing Removed — FORTMLS
• 2025-08-12 Listed $19,000 FORTMLS
• 2014-10-03 Sold (Public Records) $6,000 Public Records
• 2012-12-11 Sold (Public Records) $6,000 Public Records
• 2012-09-25 Sold (Public Records) $6,000 Public Records
• 2007-12-07 Sold (Public Records) $43,000 Public Records
• 2005-04-27 Sold (Public Records) $28,000 Public Records
• 2005-04-21 Sold (MLS) $28,000 FORTMLS

Property tax history

+4.6%/yr

Latest (2025): $379 · +19.3% YoY. Source: county tax records.