1151 Jabara Cir · Port LaBelle, FL 33935

$339,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 15 Days on market

Built 2024 0.26 ac lot Est $300k · 13% over

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Why this score? — see what drove the F 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 +6.3/30.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom single-story residence located in the desirable Port Labelle community. Offering 1,387 square feet of finished living space, this home provides comfortable and practical accommodation for various lifestyles. The property features a convenient 2-car garage, making vehicle storage and protection effortless. This well-proportioned single-family residence combines functional design with accessible single-story living. Kitchen equipped with stainless steel appliances, all white modern cabinets, and quartz countertop. Vinyl flooring throughout the home adds an extra modern touch. Large screened-in patio perfect for relaxing opens to a large backyard

Key facts

• Quartz countertop
• Vinyl flooring
• Screened-in patio

Tags

• STAINLESS STEEL APPLIANCES
• WHITE MODERN CABINETS
• QUARTZ COUNTERTOP
• VINYL FLOORING
• SCREENED-IN PATIO
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway parking; 2 covered parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Resale property, updated/remodeled; Faces east
• Construction: Stucco exterior
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Blinds on windows
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-608 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (35.1% below list).
• Recommended offer: $220k (35.1% 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.
• Glades (town): math 38% / reading 41% proficiency, ranked #63 of 73 in FL (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moore Haven Elementary School (math 17% / reading 27%, grade F, #2,080 of 2,144 statewide, top 97%, 375 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 pts) — the specific schools serving this property underperform the Glades average; the district grade overstates school quality for this exact location.
• Market conditions: 950 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• At $2,201/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 $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 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 $86k; list at $339k implies a 294% 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 $220,113 (35.1% 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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $299,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 Jabara Cir	0.17mi	3/2.0	1,390 (+0%)	11mo	$270,000	$194	83
1035 March Ln	0.14mi	3/2.0	1,362 (-2%)	9mo	$325,000	$239	83
1421 Jabara Cir	0.18mi	3/2.0	1,380 (-0%)	10mo	$285,000	$207	83
1042 N Bronze Ct	0.18mi	3/2.0	1,449 (+4%)	5mo	$306,000	$211	80
1111 W Leader Ct	0.26mi	3/2.0	1,439 (+4%)	12mo	$310,000	$215	72
1225 March Ln	0.24mi	4/2.0 (+1)	1,439 (+4%)	13mo	$315,000	$219	67
1245 Calico St	0.42mi	3/2.0	1,498 (+8%)	1mo	$334,900	$224	66
1047 Jabara Ln	0.08mi	3/2.0	1,212 (-13%)	12mo	$261,250	$216	65
1106 Arrow Run	0.66mi	3/2.0	1,395 (+1%)	8mo	$290,000	$208	61
1020 E Benbow Cir	0.49mi	3/2.0	1,477 (+6%)	11mo	$280,000	$190	57
1225 W Benbow Ct	0.36mi	3/2.0	1,573 (+13%)	9mo	$340,000	$216	53
1144 Monday St	0.66mi	3/2.0	1,590 (+15%)	9mo	$370,000	$233	37

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $145,923
• Equity at exit: $305,398

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $460,256
• Equity at exit: $658,602

Cash invested: $94,920 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$428 /mo · $5,138/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-608

Break-even live

Break-even rent $2,971

Max offer price $231,545

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-512	+0% $-608	+5% $-704	+10% $-800
Rent	-10% $-782	-5% $-695	+0% $-608	+5% $-521	+10% $-434
Rate	-1.0pp $-438	-0.5pp $-522	base $-608	+0.5pp $-696	+1.0pp $-785

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 S Bronze Ct Labelle, FL	3.0	2.0	1662	$2,000	$1.20	4d	1	0.14mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	0.38mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	4d	1	0.58mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	0.60mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	4d	1	0.78mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.79mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.33mi

Listing history 12 events

1. 2026-06-19
   days on market $339,000 Active 15 DOM
2. 2026-06-18
   days on market $339,000 Active 14 DOM
3. 2026-06-17
   days on market $339,000 Active 13 DOM
4. 2026-06-16
   days on market $339,000 Active 12 DOM
5. 2026-06-15
   days on market $339,000 Active 11 DOM
6. 2026-06-14
   days on market $339,000 Active 9 DOM
7. 2026-06-12
   days on market $339,000 Active 8 DOM
8. 2026-06-09
   days on market $339,000 Active 5 DOM
9. 2026-06-08
   days on market $339,000 Active 4 DOM
10. 2026-06-07
    days on market $339,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $339,000 Active 2 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: $5,138 · $428/mo
• Projected year-2 tax: $5,138 · $428/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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,414
• − Mortgage interest: −$18,989
• − Property taxes: −$5,138
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$9,862
• Taxable loss: −$13,497
• Est. tax savings @ 24.0%: +$3,239
• After-tax cash flow: $-4,060/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: Glades
• NCES district ID: 1200660
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,758
• Composite: 32.81/100
• National rank: #5622
• State rank: #63 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 (Glades County) Hauer SSP2

• Today (2025): 14,901 people
• By 2030: 15,463 · +3.8%
• By 2040: 16,341 · +9.7%
• By 2050: 17,158 · +15.1%
• By 2075: 18,881 · +26.7%
• By 2100: 19,164 · +28.6%

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 · Glades

• 2024 margin: Solid R (+53.3) · D 23.1% · R 76.4%
• 2008→2024 swing: -36.7pp toward R · 2008: -16.6pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+46.2 2016: R+39.6 2012: R+18.6 2008: R+16.6

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

+294.2% since first listed

5 events — show timeline

• 2026-06-04 Listed $339,000 Beaches MLS
• 2025-03-20 Listing Removed — FORTMLS
• 2024-12-06 Price Changed $295,000 FORTMLS
• 2024-10-24 Listed $315,000 FORTMLS
• 2021-07-07 Sold (Public Records) $86,000 Public Records

Property tax history

+42.9%/yr

Latest (2025): $5,138 · +1232.2% YoY. Source: county tax records.