1177 Caloosa Creek Dr · LaBelle, FL 33935

$299,900

4 bd · 2.0 ba · 1,850 sqft · Land · 6 Days on market

Built 2026 $99/mo HOA · 4% of rent

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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
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

This Hanover model in Caloosa Cove is ready for move-in day! With 4 spacious bedrooms, 2 bathrooms, and a backyard for family parties or a pool, what's not to love. Come in and check it out before it's gone!

Key facts

• 2 garage spots
• Built 2026
• Listed 6 days

Property features AI

Finance

• Other: Part of a community with 137 units; Single-floor building (1 unit per building)
• HOA & community: Mandatory HOA (managed by developer); Monthly HOA fee of $98.67; One-time fee of $500; Annual recurring fees totaling $1,188; HOA covers lawn/land and street maintenance; Community amenities include BBQ/picnic area, play area, and sidewalks; Gated community

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway (paved) with 2+ spaces
• Security: Impact resistant windows and doors (storm protection)
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family home; 1 story / ranch; Rear exposure to the north; Residential property in the Caloosa Cove community
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2026
• Exterior features: Automatic sprinkler system (reclaimed irrigation); Impact resistant doors and windows; Single hung and sliding windows

Interior

• Kitchen: Island; Pantry; Electric cooktop; Disposal
• Bedrooms: 4 bedrooms; Split bedroom floorplan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Pantry; Smoke detectors; Walk-in closet; Island in kitchen; Dining (living)
• Laundry & utility: Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (25.1% below list).
• Recommended offer: $225k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#324 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Labelle Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 437 students, 77% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• 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).
• At $2,246/mo this rent would consume 47% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k 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.
• 2 sale attempts 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.

Recommended offer $224,582 (25.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $138,121
• Equity at exit: $270,174

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $426,834
• Equity at exit: $582,640

Cash invested: $83,972 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$99
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-397

Break-even live

Break-even rent $2,749

Max offer price $242,404

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Caloosa Breeze Dr Labelle, FL	4.0	2.0	1480	$2,100	$1.42	24d	1	0.13mi

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $299,900 Active 6 DOM
2. 2026-06-17
   days on market $299,900 Active 5 DOM
3. 2026-06-16
   days on market $299,900 Active 4 DOM
4. 2026-06-15
   days on market $299,900 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $299,900 Active 1 DOM
6. 2026-06-10
   days on market $299,900 Active 61 DOM
7. 2026-06-09
   days on market $299,900 Active 60 DOM
8. 2026-06-08
   days on market $299,900 Active 59 DOM
9. 2026-06-07
   days on market $299,900 Active 58 DOM
10. 2026-06-03
    days on market $299,900 Active 54 DOM
11. 2026-06-02
    days on market $299,900 Active 53 DOM
12. 2026-06-01
    days on market $299,900 Active 52 DOM
13. 2026-05-31
    days on market $299,900 Active 51 DOM
14. 2026-04-17
    price $302,000 207-char remark

    Show marketing remark (207 chars)

    This Hanover model in Caloosa Cove is ready for move-in day! With 4 spacious bedrooms, 2 bathrooms, and a backyard for family parties or a pool, what's not to love. Come in and check it out before it's gone!

15. 2026-04-15
    price $301,900 207-char remark

    Show marketing remark (207 chars)

    This Hanover model in Caloosa Cove is ready for move-in day! With 4 spacious bedrooms, 2 bathrooms, and a backyard for family parties or a pool, what's not to love. Come in and check it out before it's gone!

16. 2026-04-12
    price $299,900 207-char remark

    Show marketing remark (207 chars)

    This Hanover model in Caloosa Cove is ready for move-in day! With 4 spacious bedrooms, 2 bathrooms, and a backyard for family parties or a pool, what's not to love. Come in and check it out before it's gone!

17. 2026-04-10
    listed $299,900 Active
18. 2026-04-08
    listed $300,115 Active 207-char remark

    Show marketing remark (207 chars)

    This Hanover model in Caloosa Cove is ready for move-in day! With 4 spacious bedrooms, 2 bathrooms, and a backyard for family parties or a pool, what's not to love. Come in and check it out before it's gone!

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

Taxation est. · year 1

• Rental income: $26,950
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$1,188
• − Depreciation: −$8,724
• Taxable loss: −$10,072
• Est. tax savings @ 24.0%: +$2,417
• After-tax cash flow: $-2,351/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 — LaBelle

• Score: 72/100
• State rank: #324
• US rank: #5736

Category grades

Amenities C+ Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+0.6% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $302,000 Zillow
• 2026-04-15 Price Changed $301,900 Zillow
• 2026-04-12 Price Changed $299,900 Zillow
• 2026-04-10 Listed $299,900 BEARMLS
• 2026-04-08 Listed $300,115 Zillow