5002 Early Ln · Port LaBelle, FL 33635

$225,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 38 Days on market

Built 2018 0.35 ac lot Est $309k · 27% under

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Appreciation +4.5/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0

Listing remarks MLS

Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

Key facts

• Near schools
• Shopping centers
• Privacy fencing

Tags

• FLEX ROOM
• PRIVACY FENCING
• CONCRETE DRIVEWAY
• CORNER LOT
• NEAR SCHOOLS
• SHOPPING CENTERS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee; Non-gated community

Exterior

• Parking: Attached garage (1 covered space); Driveway; Paved parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story home; Faces east; Resale property
• Construction: Vinyl siding; Wood frame construction; Shingle roof; Built on standard foundation
• Exterior features: Fence; Corner lot; Oversized lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Walk-in pantry
• Bedrooms: Den; Family room; Great room
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: High ceilings; Dual sinks; Eat-in kitchen; Tub with shower; Cable TV; Walk-in pantry; Walk-in closets; Split bedroom layout; Single-hung windows; Shutters; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry located inside; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Rents falling (-5.2%/yr); 105 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 33% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $145k; list at $225k implies a 55% 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $309,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Gramercy Rd	0.10mi	4/2.0 (+1)	1,499 (-1%)	0mo	$260,000	$173	89
5008 Gunn Cir	0.17mi	3/2.0	1,590 (+5%)	3mo	$485,000	$305	81
5027 Gunn Cir	0.24mi	3/2.0	1,590 (+5%)	2mo	$365,000	$230	78
5028 S Obispo Cir	0.40mi	4/2.0 (+1)	1,500 (-0%)	5mo	$280,000	$187	71
5003 Early Ln	0.04mi	3/2.0	1,300 (-14%)	5mo	$266,000	$205	71
3003 NW Beechwood Cir	0.63mi	3/2.0	1,585 (+5%)	1mo	$505,000	$319	61
3060 NE Beechwood Cir	0.66mi	3/2.0	1,592 (+6%)	4mo	$245,000	$154	57
5019 Mateo Cir	0.47mi	3/2.0	1,666 (+10%)	7mo	$269,990	$162	55
3054 NE Beechwood Cir	0.70mi	3/2.0	1,564 (+4%)	8mo	$281,000	$180	55
5017 N Peachtree Cir	0.40mi	3/2.0	1,285 (-15%)	5mo	$275,000	$214	53
3043 S Beechwood Cir	0.70mi	3/2.0	1,389 (-8%)	6mo	$279,999	$202	50
5023 N Dogwood Cir	0.70mi	3/2.0	1,292 (-14%)	9mo	$278,250	$215	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.08% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-639
• Equity at exit: $53,402

10-year hold

• IRR: 3.9%
• Equity multiple: 1.33×
• Total profit: $21,021
• Equity at exit: $55,304

Cash invested: $63,000 (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 33635

• Home prices YoY: -0.4%
• Rents YoY: -5.2%
• Active inventory: 105
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $379

Break-even live

Break-even rent $1,900

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	0.09mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	0.19mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	0.61mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	0.66mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.09mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.21mi

Listing history 13 events

1. 2026-04-20
   listed $225,000 Active
2. 2018-08-17
   soldstatus $144,990 Sold 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

3. 2018-06-25
   status Pending 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

4. 2018-06-18
   price $144,990 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

5. 2018-06-06
   status Active 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

6. 2018-02-01
   status Pending 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

7. 2018-01-31
   price $146,990 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

8. 2018-01-31
   price $146,890 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

9. 2017-12-06
   price $146,990 373-char remark

   Show marketing remark (373 chars)

   Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

10. 2017-10-26
    soldstatus $6,500
11. 2017-10-11
    listed $141,990 Active 373-char remark

    Show marketing remark (373 chars)

    Celebration Series 1513-A single story garage home! Promo Price! The home includes a spacious great room that opens up to the dinette and kitchen. The owner's suite features a private bathroom and walk in closet! Additionally, there is a flex room, 2 more bedrooms, and another full bath! Completion date is April 2018. $95 holds the home with approved lender and attorney!

12. 2016-02-02
    historical
13. 2015-04-22
    listed $10,000

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $227/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 3/10 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: $28,557
• − Mortgage interest: −$12,603
• − Property taxes: −$2,729
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$6,545
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $4,310/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: Hillsborough County · 1,540,968 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,134
• Household income: $86,894
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 485.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 35% Two or more races 15% Asian 9% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 2%
• Common ancestry: Scotch-Irish 2% Romanian 2% Slovak 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 58% English-only · Spanish 30% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -1.08%
• Current HPI: 260.802
• Rent YoY: ▼ -5.23%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+2150.0% since first listed

13 events — show timeline

• 2026-04-20 Listed $225,000 FORTMLS
• 2018-08-17 Sold (MLS) $144,990 FORTMLS
• 2018-06-25 Pending — FORTMLS
• 2018-06-18 Price Changed $144,990 FORTMLS
• 2018-06-06 Relisted — FORTMLS
• 2018-02-01 Pending — FORTMLS
• 2018-01-31 Price Changed $146,990 FORTMLS
• 2018-01-31 Price Changed $146,890 FORTMLS
• 2017-12-06 Price Changed $146,990 FORTMLS
• 2017-10-26 Sold (Public Records) $6,500 Public Records
• 2017-10-11 Listed $141,990 FORTMLS
• 2016-02-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-22 Listed $10,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+24.8%/yr

Latest (2025): $2,729 · +5.1% YoY. Source: county tax records.