4001 Bishop Cir · Port LaBelle, FL 33935

$219,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 6 Days on market

Built 1982 0.29 ac lot Est $253k · 13% under $15/mo HOA · 1% of rent

---

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 +14.3/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated on a desirable corner lot with greenbelt views, this well-maintained home offers peace of mind and low-cost ownership. Highlights include a metal roof, storm shutters for every window, a fenced backyard with shed & a variety of fruit trees, and a screened lanai ideal for outdoor living. Community amenities — pool and park — are just a short walk away. Not located in a flood zone, and HOA dues are an exceptional value at only $180/year.

Key facts

• Metal roof
• Greenbelt views
• Storm shutters

Tags

• CORNER LOT
• GREENBELT VIEWS
• METAL ROOF
• STORM SHUTTERS
• FENCED BACKYARD
• FRUIT TREES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with an annual fee of $180; Association amenities include pool, park, guest suites, storage, road maintenance, and street lights; Non-gated community

Exterior

• Parking: Attached garage with two parking spaces (one covered)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities; Irrigation from well; Publicly maintained paved road
• Home design: Single-story; Single family zoning; Resale property; Property faces north; Corner lot; Lot exposed to south
• Construction: Stucco and wood frame construction; Metal roof; Built on conventional foundation
• Exterior features: Fence; Patio; Lanai; Screened porch; Porch; Shutters (manual); Outbuilding

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Guest quarters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Built-in features; Family/dining room; Living/dining room; Shower only with separate shower; Window treatments; Window coverings; High speed internet available; Unfurnished
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $39 ($473/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Port LaBelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 37% 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 $23k of equity ($2k loan paydown + $22k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $69k; list at $219k implies a 216% 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 $174,601 (20.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $253,044
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4015 E Palomar Cir	0.16mi	3/2.0 (+1)	1,129 (-5%)	18mo	$230,000	$204	64
4049 Rainbow Cir	0.46mi	2/2.0	1,262 (+6%)	12mo	$230,000	$182	58
4032 S Edgewater Cir	0.36mi	3/2.0 (+1)	1,218 (+2%)	23mo	$228,000	$187	55
4002 Cascade Ln	0.34mi	3/2.0 (+1)	1,344 (+13%)	3mo	$280,000	$208	55
2006 Inglewood Cir	0.49mi	3/2.0 (+1)	1,246 (+5%)	13mo	$265,990	$213	54
2004 Inglewood Cir	0.48mi	3/2.0 (+1)	1,246 (+5%)	18mo	$264,888	$213	49
4086 Rainbow Cir	0.38mi	3/2.0 (+1)	1,271 (+7%)	20mo	$277,500	$218	49
4017 W Palomar Cir	0.17mi	3/2.0 (+1)	1,012 (-15%)	18mo	$188,000	$186	47
2001 Jeronimo Rd	0.54mi	3/2.0 (+1)	1,356 (+14%)	5mo	$295,000	$218	42
2029 Jeronimo Rd	0.67mi	3/2.0 (+1)	1,292 (+9%)	11mo	$299,900	$232	39

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $121,704
• Equity at exit: $197,293

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $356,263
• Equity at exit: $425,469

Cash invested: $61,320 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$91
• HOA: −$15
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $39

Break-even live

Break-even rent $1,696

Max offer price $219,000

Occupancy floor 93%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	1.09mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-18
   days on market $219,000 Active 6 DOM
2. 2026-06-17
   days on market $219,000 Active 5 DOM
3. 2026-06-16
   days on market $219,000 Active 4 DOM
4. 2026-06-15
   days on market $219,000 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $219,000 Active 1 DOM
6. 2026-06-10
   days on market $219,000 Active 9 DOM
7. 2026-06-09
   days on market $219,000 Active 8 DOM
8. 2026-06-08
   days on market $219,000 Active 7 DOM
9. 2026-06-07
   days on market $219,000 Active 6 DOM
10. 2026-06-03
    days on market $219,000 Active 2 DOM
11. 2026-06-02
    remarks 450-char remark
12. 2026-06-02
    listed $219,000 Active 1 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: $1,023 · $85/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$795/yr (+$66/mo · 77.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,952
• − Mortgage interest: −$12,267
• − Property taxes: −$1,023
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$180
• − Depreciation: −$6,371
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $1,274/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
• 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

Price history

+216.0% since first listed

5 events — show timeline

• 2026-06-01 Listed $219,000 FORTMLS
• 2025-10-29 Listing Removed — FORTMLS
• 2025-09-08 Listed $225,000 FORTMLS
• 1999-05-03 Listed $36,900 FORTMLS
• 1982-08-01 Sold (Public Records) $69,300 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,023 · +15.1% YoY. Source: county tax records.