5067 Wild Goose Cir · Port LaBelle, FL 33935

$314,990

4 bd · 2.0 ba · 1,806 sqft · SingleFamily · 503 Days on market

Built 2025 Est $293k · 8% over

---

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 +7.9/30.0
• ARV discount +4.1/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Key facts

• Open concept kitchen
• Digital thermostat
• 3 garage spots

Tags

• SINGLE-STORY FLOORPLAN
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• ENERGY-SMART FEATURES
• DIGITAL THERMOSTAT

Property features AI

Finance

• Financial info: List price $314,990

Exterior

• Parking: 3 total parking spaces; 3-car garage
• Home design: Single-family property; Sylvester floor plan
• Exterior features: Living area approximately 1,806

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Sylvester plan (new construction)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (26.3% below list).
• Recommended offer: $232k (26.3% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,322/mo this rent would consume 49% 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 $34k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 503 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,206 (26.3% 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 503 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $292,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5097 N Peachtree Cir	0.42mi	4/2.0	1,810 (+0%)	4mo	$291,800	$161	76
3327 Clearview Cir	0.46mi	4/2.0	1,810 (+0%)	4mo	$289,000	$160	75
5011 Myrtlewood Rd	0.49mi	4/2.0	1,828 (+1%)	3mo	$290,000	$159	73
5033 N Dogwood Cir	0.71mi	4/2.0	1,810 (+0%)	1mo	$291,500	$161	65
5019 Mateo Cir	0.23mi	3/2.0 (-1)	1,666 (-8%)	7mo	$269,990	$162	65
5017 Wild Goose Cir	0.24mi	3/2.0 (-1)	1,547 (-14%)	2mo	$279,900	$181	58
5012 Myrtlewood Rd	0.53mi	4/2.0	1,666 (-8%)	7mo	$269,000	$161	56
5006 S Peachtree Cir	0.50mi	4/2.0	2,000 (+11%)	6mo	$338,000	$169	54
3060 NE Beechwood Cir	0.50mi	3/2.0 (-1)	1,592 (-12%)	4mo	$245,000	$154	48
3003 NW Beechwood Cir	0.66mi	3/2.0 (-1)	1,585 (-12%)	1mo	$505,000	$319	43
5008 Gunn Cir	0.68mi	3/2.0 (-1)	1,590 (-12%)	3mo	$485,000	$305	41
5027 Gunn Cir	0.73mi	3/2.0 (-1)	1,590 (-12%)	2mo	$365,000	$230	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: 21.0%
• Equity multiple: 2.70×
• Total profit: $149,779
• Equity at exit: $283,768

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $458,295
• Equity at exit: $611,956

Cash invested: $88,197 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,322 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-342

Break-even live

Break-even rent $2,755

Max offer price $265,445

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-234	+0% $-342	+5% $-451	+10% $-560
Rent	-10% $-526	-5% $-434	+0% $-342	+5% $-251	+10% $-159
Rate	-1.0pp $-184	-0.5pp $-262	base $-342	+0.5pp $-424	+1.0pp $-507

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	25d	1	0.14mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	5d	1	0.68mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	0.88mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.07mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	18d	1	1.25mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	25d	1	1.28mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	18d	1	1.28mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.49mi

Listing history 14 events

1. 2026-06-22
   days on market $314,990 Active 503 DOM
2. 2026-06-18
   days on market $314,990 Active 500 DOM
3. 2026-06-17
   days on market $314,990 Active 499 DOM
4. 2026-06-16
   days on market $314,990 Active 498 DOM
5. 2026-06-15
   days on market $314,990 Active 497 DOM
6. 2026-06-13
   days on market $314,990 Active 494 DOM
7. 2026-06-10
   days on market $314,990 Active 492 DOM
8. 2026-06-09
   days on market $314,990 Active 491 DOM
9. 2026-06-08
   days on market $314,990 Active 490 DOM
10. 2026-06-07
    days on market $314,990 Active 489 DOM
11. 2026-06-03
    days on market $314,990 Active 485 DOM
12. 2026-06-02
    days on market $314,990 Active 484 DOM
13. 2026-06-01
    days on market $314,990 Active 483 DOM
14. 2026-05-31
    days on market $314,990 Active 482 DOM

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

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 · 23 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: $27,865
• − Mortgage interest: −$17,644
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$9,163
• Taxable loss: −$9,701
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-1,781/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