5028 N Peachtree Cir · Port LaBelle, FL 33935

$325,000

4 bd · 2.0 ba · 1,662 sqft · Land · 258 Days on market

Built 2025 10,018 sqft lot

---

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 +7.8/30.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Welcome to this exquisite new construction home, where modern design meets ultimate comfort! Boasting 4 spacious bedrooms and 2 luxurious bathrooms, this home is a perfect blend of style and functionality. Step inside through the impressive double glass doors and be greeted by elegant tray ceilings and impact-resistant doors and windows that ensure both beauty and safety. The all-tile flooring throughout adds a touch of sophistication, while the floor-to-ceiling tiled master shower promises a spa-like experience every day. The interior is designed with 8' doors and an impressive 9'4" ceiling height, creating an open and airy atmosphere. The kitchen is a chef's dream, featuring stainless steel appliances, level 2 granite countertops, a large charming island, and soft-close cabinets. Dining in style is easy with a beautiful chandelier above the dining room. The master suite is a sanctuary, offering his and her walk-in closets, a large master shower, and double sinks in the master bathroom. Convenience is key with an automatic garage door opener, ceiling fans in the bedrooms and great room, an irrigation system, and front gutters. The laundry room with a sink near the garage adds practicality to daily living. Relax and entertain on the large lanai under trusses, perfect for Florida living. And don't forget, this home comes with a FREE 10-YEAR HOME WARRANTY for your peace of mind! ()The fourth bedroom is a versatile large office, perfect for working from home or creating your dream workspace. Don't miss out on this stunning new home!

Key facts

• 8 doors
• All tile flooring
• Double glass doors

Tags

• NEW CONSTRUCTION HOME
• DOUBLE GLASS DOORS
• TRAY CEILINGS
• IMPACT RESISTANT DOORS
• ALL TILE FLOORING
• 8 DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (26.4% below list).
• Recommended offer: $239k (26.4% 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; 8 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 $2,393/mo this rent would consume 50% 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $325k implies a 1706% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,342 (26.4% 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 258 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: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 11.3

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $154,417
• Equity at exit: $292,786

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $472,595
• Equity at exit: $631,404

Cash invested: $91,000 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-355

Break-even live

Break-even rent $2,843

Max offer price $273,603

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-243	+0% $-355	+5% $-467	+10% $-580
Rent	-10% $-544	-5% $-450	+0% $-355	+5% $-261	+10% $-166
Rate	-1.0pp $-192	-0.5pp $-273	base $-355	+0.5pp $-439	+1.0pp $-525

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: $81,250
• Closing costs: $9,750
• 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	24d	1	0.23mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	0.52mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	0.53mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	24d	1	0.73mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	1.12mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	24d	1	1.23mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.29mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $325,000 Active 258 DOM
2. 2026-06-17
   days on market $325,000 Active 257 DOM
3. 2026-06-16
   days on market $325,000 Active 256 DOM
4. 2026-06-15
   days on market $325,000 Active 255 DOM
5. 2026-06-13
   days on market $325,000 Active 253 DOM
6. 2026-06-13
   days on market $325,000 Active 252 DOM
7. 2026-06-10
   days on market $325,000 Active 250 DOM
8. 2026-06-09
   days on market $325,000 Active 249 DOM
9. 2026-06-08
   days on market $325,000 Active 248 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $325,000 Active 247 DOM
11. 2026-04-06
    status Pending
12. 2026-03-12
    price $309,000
13. 2025-12-11
    price $319,000
14. 2025-10-03
    price $325,000

    Show marketing remark (1560 chars)

    Welcome to this exquisite new construction home, where modern design meets ultimate comfort! Boasting 4 spacious bedrooms and 2 luxurious bathrooms, this home is a perfect blend of style and functionality. Step inside through the impressive double glass doors and be greeted by elegant tray ceilings and impact-resistant doors and windows that ensure both beauty and safety. The all-tile flooring throughout adds a touch of sophistication, while the floor-to-ceiling tiled master shower promises a spa-like experience every day. The interior is designed with 8' doors and an impressive 9'4" ceiling height, creating an open and airy atmosphere. The kitchen is a chef's dream, featuring stainless steel appliances, level 2 granite countertops, a large charming island, and soft-close cabinets. Dining in style is easy with a beautiful chandelier above the dining room. The master suite is a sanctuary, offering his and her walk-in closets, a large master shower, and double sinks in the master bathroom. Convenience is key with an automatic garage door opener, ceiling fans in the bedrooms and great room, an irrigation system, and front gutters. The laundry room with a sink near the garage adds practicality to daily living. Relax and entertain on the large lanai under trusses, perfect for Florida living. And don't forget, this home comes with a FREE 10-YEAR HOME WARRANTY for your peace of mind! ()The fourth bedroom is a versatile large office, perfect for working from home or creating your dream workspace. Don't miss out on this stunning new home!

15. 2025-10-03
    listed $325,000 Active 1560-char remark

    Show marketing remark (1560 chars)

    Welcome to this exquisite new construction home, where modern design meets ultimate comfort! Boasting 4 spacious bedrooms and 2 luxurious bathrooms, this home is a perfect blend of style and functionality. Step inside through the impressive double glass doors and be greeted by elegant tray ceilings and impact-resistant doors and windows that ensure both beauty and safety. The all-tile flooring throughout adds a touch of sophistication, while the floor-to-ceiling tiled master shower promises a spa-like experience every day. The interior is designed with 8' doors and an impressive 9'4" ceiling height, creating an open and airy atmosphere. The kitchen is a chef's dream, featuring stainless steel appliances, level 2 granite countertops, a large charming island, and soft-close cabinets. Dining in style is easy with a beautiful chandelier above the dining room. The master suite is a sanctuary, offering his and her walk-in closets, a large master shower, and double sinks in the master bathroom. Convenience is key with an automatic garage door opener, ceiling fans in the bedrooms and great room, an irrigation system, and front gutters. The laundry room with a sink near the garage adds practicality to daily living. Relax and entertain on the large lanai under trusses, perfect for Florida living. And don't forget, this home comes with a FREE 10-YEAR HOME WARRANTY for your peace of mind! ()The fourth bedroom is a versatile large office, perfect for working from home or creating your dream workspace. Don't miss out on this stunning new home!

16. 2025-09-03
    price $337,700
17. 2025-08-19
    listed $344,700 Active
18. 2022-02-07
    soldstatus $18,000 Closed 58-char remark

    Show marketing remark (58 chars)

    Amazing Lot in a great area ready to build your Dream HOME

19. 2022-01-24
    status Pending 58-char remark

    Show marketing remark (58 chars)

    Amazing Lot in a great area ready to build your Dream HOME

20. 2021-12-03
    price $20,000 58-char remark

    Show marketing remark (58 chars)

    Amazing Lot in a great area ready to build your Dream HOME

21. 2021-09-18
    price $22,000 58-char remark

    Show marketing remark (58 chars)

    Amazing Lot in a great area ready to build your Dream HOME

22. 2021-06-24
    listed $25,000 Active 58-char remark

    Show marketing remark (58 chars)

    Amazing Lot in a great area ready to build your Dream HOME

23. 2018-12-27
    historical
24. 2018-03-01
    price $10,000
25. 2017-08-26
    listed $18,000 Active
26. 2004-07-12
    soldstatus $21,000
27. 1989-09-25
    soldstatus $10,800

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $28,721
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$9,455
• Taxable loss: −$10,034
• Est. tax savings @ 24.0%: +$2,408
• After-tax cash flow: $-1,854/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

+2761.1% since first listed

17 events — show timeline

• 2026-04-06 Pending — MARMLS
• 2026-03-12 Price Changed $309,000 MARMLS
• 2025-12-11 Price Changed $319,000 MARMLS
• 2025-10-03 Price Changed $325,000 MARMLS
• 2025-10-03 Listed $325,000 FORTMLS
• 2025-09-03 Price Changed $337,700 MARMLS
• 2025-08-19 Listed $344,700 MARMLS
• 2022-02-07 Sold (MLS) $18,000 Beaches MLS
• 2022-01-24 Pending — Beaches MLS
• 2021-12-03 Price Changed $20,000 Beaches MLS
• 2021-09-18 Price Changed $22,000 Beaches MLS
• 2021-06-24 Listed $25,000 Beaches MLS
• 2018-12-27 Listing Removed — FORTMLS
• 2018-03-01 Price Changed $10,000 FORTMLS
• 2017-08-26 Listed $18,000 FORTMLS
• 2004-07-12 Sold (Public Records) $21,000 Public Records
• 1989-09-25 Sold (Public Records) $10,800 Public Records

Property tax history

+7.6%/yr

Latest (2025): $516 · +15.4% YoY. Source: county tax records.