Browning Plan · LaBelle, FL 33935

$287,990

3 bd · 2.0 ba · 1,447 sqft · SingleFamily · 524 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
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Key facts

• 2 garage spots
• Listed 524 days

Property features AI

Finance

• Other: Address: 1105 Caloosa Vista Drive Off Ben Moore Dr, Labelle FL 33935; Status: Active
• Financial info: List price $287,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan named Browning; Single-family home (Plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1447

🏗️ New construction. The $287,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,059.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (28.2% below list).
• Recommended offer: $207k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#324 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, 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.
• Market conditions: 942 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 44% 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 $30k 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 524 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,890 (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 524 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $285,059
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1245 Caloosa Cove Dr	0.07mi	3/2.0	1,447 (0%)	11mo	$319,700	$221	88
1189 Caloosa Cove Dr	0.24mi	3/2.0	1,447 (0%)	7mo	$284,990	$197	83
1002 Caloosa Breeze Dr	0.13mi	4/2.0 (+1)	1,580 (+9%)	5mo	$279,000	$177	70
1026 Caloosa Breeze Dr	0.16mi	3/2.0	1,256 (-13%)	3mo	$236,100	$188	68
1036 Caloosa Breeze Dr	0.19mi	4/2.0 (+1)	1,580 (+9%)	6mo	$304,000	$192	66
1030 Caloosa Breeze Dr	0.17mi	4/2.0 (+1)	1,580 (+9%)	7mo	$313,020	$198	66
1198 Caloosa Cove Dr	0.19mi	3/2.0	1,256 (-13%)	4mo	$249,925	$199	66
1196 Caloosa Cove Dr	0.20mi	4/2.0 (+1)	1,580 (+9%)	8mo	$285,185	$180	64
1192 Caloosa Cove Dr	0.21mi	4/2.0 (+1)	1,580 (+9%)	13mo	$312,021	$197	59
1190 Caloosa Cove Dr	0.21mi	3/2.0	1,256 (-13%)	12mo	$280,000	$223	58

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $133,911
• Equity at exit: $256,804

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $411,213
• Equity at exit: $553,807

Cash invested: $79,817 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,276/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-336

Break-even live

Break-even rent $2,494

Max offer price $236,505

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: $71,265
• Closing costs: $8,552
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Caloosa Breeze Dr Labelle, FL	4.0	2.0	1480	$2,100	$1.42	23d	1	0.20mi

Listing history 13 events

1. 2026-06-18
   days on market $287,990 Active 524 DOM
2. 2026-06-17
   days on market $287,990 Active 523 DOM
3. 2026-06-16
   days on market $287,990 Active 522 DOM
4. 2026-06-15
   days on market $287,990 Active 521 DOM
5. 2026-06-13
   days on market $287,990 Active 518 DOM
6. 2026-06-10
   days on market $287,990 Active 516 DOM
7. 2026-06-09
   days on market $287,990 Active 515 DOM
8. 2026-06-08
   days on market $287,990 Active 514 DOM
9. 2026-06-07
   days on market $287,990 Active 513 DOM
10. 2026-06-03
    days on market $287,990 Active 509 DOM
11. 2026-06-02
    days on market $287,990 Active 508 DOM
12. 2026-06-01
    days on market $287,990 Active 507 DOM
13. 2026-05-31
    days on market $287,990 Active 506 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,827
• − Mortgage interest: −$15,968
• − Property taxes: −$4,276
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$8,293
• Taxable loss: −$9,107
• Est. tax savings @ 24.0%: +$2,186
• After-tax cash flow: $-1,841/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 — LaBelle

• Score: 72/100
• State rank: #324
• US rank: #5736

Category grades

Amenities C+ Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaBelle, FL
• County: Hendry County · 23,186 people
• City population: 23,186
• 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