Majestic Plan · Port LaBelle, FL 33935

$341,000

4 bd · 2.0 ba · 2,134 sqft · SingleFamily · 268 Days on market

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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 +7.5/15.0
• Cash flow +6.8/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

Discover the Majestic floorplan, part of our Value collection. This stunning home offers a harmonious blend of comfort and functionality, featuring 4 bedrooms, 2 full bathrooms, and a generously sized 2 car garage. The split plan design ensures optimal privacy for the Owner's Suite, creating a serene retreat separate from the other three bedrooms. Within the Owner's Suite, you'll find a full bath and a spacious walk-in closet, providing both convenience and style. The heart of the home is found in the open concept kitchen and great room, creating an inviting space that effortlessly accommodates family gatherings and shared moments. Additionally, a welcoming den awaits you at the front of th

Key facts

• Open concept kitchen
• Digital thermostat
• Split plan design

Tags

• SPLIT PLAN DESIGN
• OWNER'S SUITE
• OPEN CONCEPT KITCHEN
• ENERGY-SMART FEATURES
• DIGITAL THERMOSTAT

Property features AI

Finance

• Other: Plan name: Majestic; Inventory type: Plan; Status: Active
• Financial info: List price $341,000

Exterior

• Home design: Single-family plan home; Facing north (N)
• Exterior features: Living area approximately 2,134

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Majestic)

🏗️ New construction. The $341,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $367,048.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $341k.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (27.0% below list).
• Recommended offer: $249k (27.0% 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; 9 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 $2,491/mo this rent would consume 52% 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($300k) 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 $249,059 (27.0% 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 268 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $367,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5021 NE Tradewinds Cir	0.26mi	4/2.0	2,134 (0%)	3mo	$339,000	$159	86
5011 Myrtlewood Rd	0.23mi	4/2.0	1,828 (-14%)	3mo	$290,000	$159	63
5024 Wild Goose Cir	0.24mi	4/2.0	1,828 (-14%)	12mo	$309,000	$169	55
5015 Montrose Ln	0.27mi	4/2.0	1,828 (-14%)	12mo	$303,000	$166	54
5007 Myrtlewood Rd	0.21mi	4/2.0	1,828 (-14%)	19mo	$308,990	$169	50
5034 NE Tradewinds Cir	0.36mi	4/2.0	1,828 (-14%)	15mo	$314,500	$172	47
5030 N Pechatree Cir	0.47mi	4/3.0	1,935 (-9%)	17mo	$399,900	$207	44
7007 Berwick Cir	0.67mi	4/3.0	1,935 (-9%)	8mo	$399,900	$207	43
5014 SE Tradewinds Cir	0.60mi	4/2.0	1,828 (-14%)	15mo	$322,060	$176	36
5020 N Dogwood Cir	0.60mi	4/2.0	1,828 (-14%)	18mo	$323,560	$177	33
5011 Mateo Cir	0.57mi	4/2.0	1,828 (-14%)	22mo	$323,560	$177	32
7015 Burma Cir	0.73mi	3/2.0 (-1)	1,842 (-14%)	17mo	$297,000	$161	24

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $163,700
• Equity at exit: $330,666

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $510,645
• Equity at exit: $713,094

Cash invested: $102,773 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,925
• Tax est. 1.5%: −$459 /mo · $5,506/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-569

Break-even live

Break-even rent $3,211

Max offer price $284,710

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: $91,762
• Closing costs: $11,011
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	0.95mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	15d	1	1.01mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	1.10mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.18mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	1.20mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	1.30mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	1.47mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	1.50mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	15d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $341,000 Active 268 DOM
2. 2026-06-17
   days on market $341,000 Active 267 DOM
3. 2026-06-16
   days on market $341,000 Active 266 DOM
4. 2026-06-15
   days on market $341,000 Active 265 DOM
5. 2026-06-13
   days on market $341,000 Active 262 DOM
6. 2026-06-10
   days on market $341,000 Active 260 DOM
7. 2026-06-09
   days on market $341,000 Active 259 DOM
8. 2026-06-08
   days on market $341,000 Active 258 DOM
9. 2026-06-07
   days on market $341,000 Active 257 DOM
10. 2026-06-03
    days on market $341,000 Active 253 DOM
11. 2026-06-02
    days on market $341,000 Active 252 DOM
12. 2026-06-01
    days on market $341,000 Active 251 DOM
13. 2026-05-31
    days on market $341,000 Active 250 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: $29,887
• − Mortgage interest: −$20,560
• − Property taxes: −$5,506
• − Insurance: −$1,835
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$10,678
• Taxable loss: −$13,474
• Est. tax savings @ 24.0%: +$3,234
• After-tax cash flow: $-3,594/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