1070 Villa Dr Unit D201 · Port LaBelle, FL 33935

$125,000

1 bd · 1.0 ba · 758 sqft · Condo public records · 710 Days on market

Built 1981 $165/sqft · 16% below area Est $149k · 16% under $305/mo HOA · 21% of rent

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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).

• ARV discount +14.8/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• 1% rule +6.5/10.0
• DSCR +3.5/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1/1 condo with nice porch, sold "as is", great lay-out but needs some TLC. Quiet neighborhood with river nearby

Key facts

• Quiet neighborhood
• River nearby
• $305 HOA

Tags

• QUIET NEIGHBORHOOD
• RIVER NEARBY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-35 ($-425/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (5.0% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

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.
• 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.
• Market conditions: 942 active listings in the ZIP; 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 710 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% 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 710 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 7.3

CMA / ARV

• ARV (median comp): $149,007
• List price: $125,000
• Delta: -16.11%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

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: $66,032
• Equity at exit: $112,610

10-year hold

• IRR: 20.9%
• Equity multiple: 6.62×
• Total profit: $196,640
• Equity at exit: $242,848

Cash invested: $35,000 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 942
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$52
• HOA: −$305
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-35

Break-even live

Break-even rent $1,477

Max offer price $118,749

Occupancy floor 97%

Sensitivity live

Price	-10% $35	-5% $0	+0% $-35	+5% $-71	+10% $-106
Rent	-10% $-149	-5% $-92	+0% $-35	+5% $21	+10% $78
Rate	-1.0pp $28	-0.5pp $-4	base $-35	+0.5pp $-68	+1.0pp $-101

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 710 DOM
2. 2026-06-18
   days on market $125,000 Active 709 DOM
3. 2026-06-17
   days on market $125,000 Active 708 DOM
4. 2026-06-16
   days on market $125,000 Active 707 DOM
5. 2026-06-15
   days on market $125,000 Active 706 DOM
6. 2026-06-14
   days on market $125,000 Active 704 DOM
7. 2026-06-12
   days on market $125,000 Active 703 DOM
8. 2026-06-09
   days on market $125,000 Active 700 DOM
9. 2026-06-08
   days on market $125,000 Active 699 DOM
10. 2026-06-07
    days on market $125,000 Active 698 DOM
11. 2026-06-07
    days on market $125,000 Active 697 DOM
12. 2026-06-03
    days on market $125,000 Active 694 DOM
13. 2026-06-02
    days on market $125,000 Active 693 DOM
14. 2026-06-01
    days on market $125,000 Active 692 DOM
15. 2026-05-31
    days on market $125,000 Active 691 DOM
16. 2026-05-30
    days on market $125,000 Active 690 DOM
17. 2026-04-28
    price $125,000 121-char remark

    Show marketing remark (121 chars)

    1/1 condo with nice porch, sold "as is", great lay-out but needs some TLC. Quiet neighborhood with river nearby

18. 2025-12-15
    price $135,900 121-char remark

    Show marketing remark (121 chars)

    1/1 condo with nice porch, sold "as is", great lay-out but needs some TLC. Quiet neighborhood with river nearby

19. 2025-07-21
    price $137,500 121-char remark

    Show marketing remark (121 chars)

    1/1 condo with nice porch, sold "as is", great lay-out but needs some TLC. Quiet neighborhood with river nearby

20. 2024-07-09
    listed $145,000 Active 121-char remark

    Show marketing remark (121 chars)

    1/1 condo with nice porch, sold "as is", great lay-out but needs some TLC. Quiet neighborhood with river nearby

21. 2004-02-19
    soldstatus $59,000
22. 2000-04-19
    soldstatus $42,000

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $17,186
• − Mortgage interest: −$7,002
• − Property taxes: −$1,851
• − Insurance: −$625
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − HOA: −$3,660
• − Depreciation: −$3,636
• Taxable loss: −$2,337
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $136/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

+197.6% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $125,000 FORTMLS
• 2025-12-15 Price Changed $135,900 FORTMLS
• 2025-07-21 Price Changed $137,500 FORTMLS
• 2024-07-09 Listed $145,000 FORTMLS
• 2004-02-19 Sold (Public Records) $59,000 Public Records
• 2000-04-19 Sold (Public Records) $42,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,851 · +6.4% YoY. Source: county tax records.