4530 Springview Cir · Port LaBelle, FL 33935

$345,000

4 bd · 3.0 ba · 2,338 sqft · SingleFamily public records · 35 Days on market

Built 2000 0.52 ac lot Est $267k · 29% over $21/mo HOA · 1% of rent ↓ 10% 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 +12.0/30.0
• Appreciation +10.0/10.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful 4BR /3BA house in Laural Oaks Subdivision of Port LaBelle. Concrete block stucco with metal roof. Two car garage , enclosed screen porch with a personal office. New luxury vinyl flooring throughout the bedrooms and dining room, new appliances, and new paint. .52 acre lot that borders a greenbelt. Schedule your showing today!

Key facts

• Metal roof
• Secondary driveway
• Mature landscaping

Tags

• METAL ROOF
• MATURE LANDSCAPING
• LARGE CIRCULAR DRIVEWAY
• SECONDARY DRIVEWAY
• VAULTED CEILINGS
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Annual association fee of $250; Association offers storage; Non-gated community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Entry at grade (level 1); Resale property
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Automatic sprinklers; Sprinkler/irrigation; Well irrigation source; Oversized lot; Lot faces southeast; Northwest exposure

Interior

• Kitchen: Electric cooktop; Refrigerator; Freezer
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Bathtub; Separate/formal dining room; Separate shower; Vaulted ceilings; Split bedroom layout; Den
• Laundry & utility: Washer and dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (28.2% below list).
• Recommended offer: $248k (28.2% 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; 2 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,478/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 $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

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

Recommended offer $247,758 (28.2% 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 35 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.72% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $266,532
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4529 Springview Cir	0.09mi	3/2.0 (-1)	2,064 (-12%)	1mo	$235,000	$114	66
4508 Springview Cir	0.17mi	4/2.0	1,989 (-15%)	20mo	$225,000	$113	47

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $182,410
• Equity at exit: $310,803

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $541,000
• Equity at exit: $670,259

Cash invested: $96,600 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,478 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$144
• HOA: −$21
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-83

Break-even live

Break-even rent $2,583

Max offer price $330,266

Occupancy floor 98%

Sensitivity live

Price	-10% $112	-5% $14	+0% $-83	+5% $-181	+10% $-279
Rent	-10% $-279	-5% $-181	+0% $-83	+5% $14	+10% $112
Rate	-1.0pp $90	-0.5pp $4	base $-83	+0.5pp $-173	+1.0pp $-264

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	1.22mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	1.35mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 14 events

1. 2026-06-13
   pricestatusdays on market $345,000 Pending 35 DOM
2. 2026-06-10
   days on market $360,000 Active 33 DOM
3. 2026-06-09
   days on market $360,000 Active 32 DOM
4. 2026-06-08
   days on market $360,000 Active 31 DOM
5. 2026-06-07
   days on market $360,000 Active 30 DOM
6. 2026-06-03
   days on market $360,000 Active 26 DOM
7. 2026-06-02
   days on market $360,000 Active 25 DOM
8. 2026-06-01
   days on market $360,000 Active 24 DOM
9. 2026-05-31
   days on market $360,000 Active 23 DOM
10. 2026-05-08
    listed $360,000 Active
11. 2022-03-01
    soldstatus $360,000 Closed 336-char remark

    Show marketing remark (336 chars)

    Beautiful 4BR /3BA house in Laural Oaks Subdivision of Port LaBelle. Concrete block stucco with metal roof. Two car garage , enclosed screen porch with a personal office. New luxury vinyl flooring throughout the bedrooms and dining room, new appliances, and new paint. .52 acre lot that borders a greenbelt. Schedule your showing today!

12. 2022-01-24
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Beautiful 4BR /3BA house in Laural Oaks Subdivision of Port LaBelle. Concrete block stucco with metal roof. Two car garage , enclosed screen porch with a personal office. New luxury vinyl flooring throughout the bedrooms and dining room, new appliances, and new paint. .52 acre lot that borders a greenbelt. Schedule your showing today!

13. 2022-01-10
    price $385,000 336-char remark

    Show marketing remark (336 chars)

    Beautiful 4BR /3BA house in Laural Oaks Subdivision of Port LaBelle. Concrete block stucco with metal roof. Two car garage , enclosed screen porch with a personal office. New luxury vinyl flooring throughout the bedrooms and dining room, new appliances, and new paint. .52 acre lot that borders a greenbelt. Schedule your showing today!

14. 2021-12-06
    listed $399,000 Active 336-char remark

    Show marketing remark (336 chars)

    Beautiful 4BR /3BA house in Laural Oaks Subdivision of Port LaBelle. Concrete block stucco with metal roof. Two car garage , enclosed screen porch with a personal office. New luxury vinyl flooring throughout the bedrooms and dining room, new appliances, and new paint. .52 acre lot that borders a greenbelt. Schedule your showing today!

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$2,063/yr (+$172/mo · 257.6%)

ⓘ 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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,731
• − Mortgage interest: −$19,325
• − Property taxes: −$801
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$252
• − Depreciation: −$10,036
• Taxable loss: −$7,165
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $719/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

-9.8% since first listed

5 events — show timeline

• 2026-05-08 Listed $360,000 FORTMLS
• 2022-03-01 Sold (MLS) $360,000 FORTMLS
• 2022-01-24 Pending — FORTMLS
• 2022-01-10 Price Changed $385,000 FORTMLS
• 2021-12-06 Listed $399,000 FORTMLS

Property tax history

+17.5%/yr

Latest (2025): $801 · +17.2% YoY. Source: county tax records.