2013 Odessa Cir · Port LaBelle, FL 33935

$349,500

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 5 Days on market

Built 2021 0.27 ac lot Est $269k · 30% over ↓ 36% since listing

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Why this score? — see what drove the F 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 +6.9/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Motivated Seller! Beautiful 3Bd/2Ba Home located in a quiet neighborhood, nestled among beautiful oak trees in the heart of LaBelle! This charming home features luxury vinyl plank flooring throughout. Lovely kitchen with granite countertops, white cabinets, and an island with a sit-in breakfast counter. Conveniently equipped with stainless steel appliances and a pantry closet. Large master bedroom with walk-in closet. Master bathroom has dual sinks and granite tops. The shower features large wall tiles and elegant glass decorative borders. The layout includes a separate door for added privacy to the front two bedrooms and bathroom, perfect for in-law accommodations, guests, or home office.

Key facts

• Oak trees
• White cabinets
• Granite countertops

Tags

• OAK TREES
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• WHITE CABINETS
• ISLAND WITH BREAKFAST COUNTER
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces South; Resale property
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Rectangular lot; North exposure; Irrigation from well; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Icemaker
• Bedrooms: Great Room (listed as a room type)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dual sinks; Kitchen island; Separate shower (shower only option listed); Single-hung windows; Unfurnished
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (33.1% below list).
• Recommended offer: $234k (33.1% 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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,338/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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $18k; list at $350k implies a 1789% 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 $233,836 (33.1% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $268,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Odessa Cir	0.05mi	3/2.0	1,584 (+3%)	1mo	$265,000	$167	93
2001 Inglewood Cir	0.23mi	3/2.0	1,565 (+1%)	12mo	$314,900	$201	77
4002 S Edgewater Cir	0.15mi	3/2.0	1,456 (-6%)	13mo	$217,000	$149	73
2001 Jeronimo Rd	0.23mi	3/2.0	1,356 (-12%)	5mo	$295,000	$218	65
2009 Granada Rd	0.20mi	4/2.0 (+1)	1,666 (+8%)	10mo	$290,000	$174	65
4002 Cascade Ln	0.28mi	3/2.0	1,344 (-13%)	3mo	$280,000	$208	63
4018 Caloosa Loop	0.63mi	3/2.0	1,404 (-9%)	2mo	$214,000	$152	54
2040 S Montana Cir	0.74mi	3/2.0	1,392 (-10%)	0mo	$230,000	$165	49
2033 Inglewood Cir	0.45mi	4/3.0 (+1)	1,715 (+11%)	6mo	$360,000	$210	46
2015 Schooner Dr	0.57mi	2/2.0 (-1)	1,424 (-8%)	14mo	$225,000	$158	43
2010 S Montana Cir	0.65mi	3/2.0	1,389 (-10%)	13mo	$255,000	$184	42
4038 Rainbow Cir	0.73mi	3/2.0	1,377 (-11%)	12mo	$225,000	$163	37

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $156,596
• Equity at exit: $314,857

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $487,724
• Equity at exit: $679,002

Cash invested: $97,860 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$1,833
• Tax from tax record: −$399 /mo · $4,788/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-530

Break-even live

Break-even rent $3,009

Max offer price $255,854

Occupancy floor —

Sensitivity live

Price	-10% $-332	-5% $-431	+0% $-530	+5% $-629	+10% $-728
Rent	-10% $-715	-5% $-622	+0% $-530	+5% $-438	+10% $-345
Rate	-1.0pp $-354	-0.5pp $-441	base $-530	+0.5pp $-621	+1.0pp $-713

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: $87,375
• Closing costs: $10,485
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Riverbend Dr Labelle, FL	2.0	2.5	2100	$2,900	$1.38	21d	1	0.87mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	1.05mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.19mi

Listing history 6 events

1. 2026-06-18
   days on market $349,500 Active 5 DOM
2. 2026-06-17
   days on market $349,500 Active 4 DOM
3. 2026-06-16
   days on market $349,500 Active 3 DOM
4. 2026-06-15
   days on market $349,500 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $349,500 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: $4,788 · $399/mo
• Projected year-2 tax: $4,788 · $399/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,060
• − Mortgage interest: −$19,577
• − Property taxes: −$4,788
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$10,167
• Taxable loss: −$12,709
• Est. tax savings @ 24.0%: +$3,050
• After-tax cash flow: $-3,311/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

Price history

-36.5% since first listed

13 events — show timeline

• 2026-06-13 Listed $349,500 FORTMLS
• 2025-02-05 Listing Removed — FORTMLS
• 2024-12-22 Rental Removed $1,600 BUILDIUM
• 2024-12-14 Listed for Rent $1,600 BUILDIUM
• 2024-11-05 Price Changed $349,500 FORTMLS
• 2024-11-01 Price Changed $329,000 FORTMLS
• 2024-09-11 Listed $355,000 FORTMLS
• 2023-02-28 Listing Removed — MARMLS
• 2022-11-26 Rental Removed — MARMLS
• 2022-09-06 Listed $320,000 MARMLS
• 2020-05-26 Sold (Public Records) $18,500 Public Records
• 2003-09-04 Sold (Public Records) $8,900 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+31.6%/yr

Latest (2025): $4,788 · -2.5% YoY. Source: county tax records.