4008 Rye Ct · Port LaBelle, FL 33935

$239,000

2 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 143 Days on market

Built 1978 0.33 ac lot Est $243k · at est. $15/mo HOA · 1% 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).

• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely renovated and move-in ready, this home sits on an oversized cul-de-sac lot and offers modern upgrades throughout. Highlights include a brand-new metal roof, all-new flooring, fully updated bathrooms and kitchen, new fixtures, and fresh interior and exterior paint. The spacious living and dining area flows into a large kitchen and separate den, providing ample space for a growing family or visiting guests. Enjoy the convenience of walking to the community pool and park, all within an established, walkable neighborhood with underground utilities.

Key facts

• All-new flooring
• New fixtures
• Brand-new metal roof

Tags

• OVERSIZED CUL-DE-SAC LOT
• BRAND-NEW METAL ROOF
• ALL-NEW FLOORING
• FULLY UPDATED BATHROOMS
• FULLY UPDATED KITCHEN
• NEW FIXTURES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $180; Community pool

Exterior

• Parking: Attached garage; Driveway; 1 covered/garage space
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-story home; Faces northwest; Resale property
• Construction: Frame construction; Metal roof
• Exterior features: Room for pool; Community pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level; Bedroom 2 (approx. 11 x 11); Bedroom 3 (approx. 11 x 22); Additional room (approx. 11 x 16)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Family/Dining room; First floor entry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-15 ($-180/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (13.6% below list).
• Recommended offer: $206k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Port LaBelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 43% 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 $26k of equity ($2k loan paydown + $24k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $48k; list at $239k implies a 398% 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 $206,444 (13.6% 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 143 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $242,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4038 Rainbow Cir	0.17mi	3/2.0 (+1)	1,377 (+1%)	12mo	$225,000	$163	75
4033 School Cir	0.21mi	3/2.0 (+1)	1,476 (+8%)	0mo	$262,500	$178	72
4049 Rainbow Cir	0.12mi	2/2.0	1,262 (-8%)	12mo	$230,000	$182	72
4004 Sena Ln	0.27mi	3/2.0 (+1)	1,296 (-5%)	11mo	$200,000	$154	65
4018 Caloosa Loop	0.57mi	3/2.0 (+1)	1,404 (+3%)	2mo	$214,000	$152	62
4002 Cascade Ln	0.63mi	3/2.0 (+1)	1,344 (-2%)	3mo	$280,000	$208	60
4005 School Cir	0.13mi	3/2.0 (+1)	1,510 (+11%)	13mo	$228,800	$152	60
4086 Rainbow Cir	0.20mi	3/2.0 (+1)	1,271 (-7%)	20mo	$277,500	$218	57
4013 Albany Rd	0.36mi	3/2.0 (+1)	1,200 (-12%)	6mo	$207,000	$173	53
5017 Wild Goose Cir	0.46mi	3/2.0 (+1)	1,547 (+13%)	2mo	$279,900	$181	50
5051 Wild Goose Cir	0.58mi	3/2.0 (+1)	1,389 (+2%)	18mo	$327,000	$235	50
4002 S Edgewater Cir	0.69mi	3/2.0 (+1)	1,456 (+7%)	13mo	$217,000	$149	41

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: 24.1%
• Equity multiple: 2.93×
• Total profit: $129,236
• Equity at exit: $215,310

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $381,386
• Equity at exit: $464,324

Cash invested: $66,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$278 /mo · $3,336/yr
• Insurance: −$100
• HOA: −$15
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-15

Break-even live

Break-even rent $2,083

Max offer price $236,344

Occupancy floor 96%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	23d	1	0.65mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.13mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.14mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.21mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.29mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	1.32mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.36mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $239,000 Active 143 DOM
2. 2026-06-17
   days on market $239,000 Active 142 DOM
3. 2026-06-16
   days on market $239,000 Active 141 DOM
4. 2026-06-15
   days on market $239,000 Active 140 DOM
5. 2026-06-13
   days on market $239,000 Active 138 DOM
6. 2026-06-13
   days on market $239,000 Active 137 DOM
7. 2026-06-10
   days on market $239,000 Active 135 DOM
8. 2026-06-09
   days on market $239,000 Active 134 DOM
9. 2026-06-08
   days on market $239,000 Active 133 DOM
10. 2026-06-07
    days on market $239,000 Active 132 DOM
11. 2026-06-03
    days on market $239,000 Active 128 DOM
12. 2026-06-02
    days on market $239,000 Active 127 DOM
13. 2026-06-01
    days on market $239,000 Active 126 DOM
14. 2026-05-31
    days on market $239,000 Active 125 DOM
15. 2026-01-26
    listed $249,000 Active
16. 2026-01-21
    listed $249,000 Active 561-char remark

    Show marketing remark (561 chars)

    Completely renovated and move-in ready, this home sits on an oversized cul-de-sac lot and offers modern upgrades throughout. Highlights include a brand-new metal roof, all-new flooring, fully updated bathrooms and kitchen, new fixtures, and fresh interior and exterior paint. The spacious living and dining area flows into a large kitchen and separate den, providing ample space for a growing family or visiting guests. Enjoy the convenience of walking to the community pool and park, all within an established, walkable neighborhood with underground utilities.

17. 2013-05-30
    soldstatus $48,000
18. 2013-05-28
    soldstatus $48,000 492-char remark

    Show marketing remark (492 chars)

    WOW. .. PRICED DRASTICALLY REDUCED ON THIS ADORABLE HOME IN PORT LABELLE . . Not a Foreclosure or a Short Sale just a nice home with lots of shade trees & backs up to a Canal. Home located in a Cul-de-sac in Port LaBelle. The back lanai was enclosed & presently used as a 3rd bedroom. Carpet & tile throughout. Great location close to shopping, schools, Caloosahatchee River, Medical Facilities, Restaurants and access to the community swimming pool & other amenities.

19. 2013-05-09
    price $52,000 492-char remark

    Show marketing remark (492 chars)

    WOW. .. PRICED DRASTICALLY REDUCED ON THIS ADORABLE HOME IN PORT LABELLE . . Not a Foreclosure or a Short Sale just a nice home with lots of shade trees & backs up to a Canal. Home located in a Cul-de-sac in Port LaBelle. The back lanai was enclosed & presently used as a 3rd bedroom. Carpet & tile throughout. Great location close to shopping, schools, Caloosahatchee River, Medical Facilities, Restaurants and access to the community swimming pool & other amenities.

20. 2004-04-13
    soldstatus $68,000
21. 2002-07-09
    soldstatus $60,000
22. 1978-01-01
    soldstatus $40,300

ⓘ 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: $3,336 · $278/mo
• Projected year-2 tax: $3,336 · $278/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 4/10 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: $24,773
• − Mortgage interest: −$13,388
• − Property taxes: −$3,336
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$180
• − Depreciation: −$6,953
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $838/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

+517.9% since first listed

8 events — show timeline

• 2026-01-26 Listed $249,000 MARMLS
• 2026-01-21 Listed $249,000 FORTMLS
• 2013-05-30 Sold (Public Records) $48,000 Public Records
• 2013-05-28 Sold (MLS) $48,000 FORTMLS
• 2013-05-09 Price Changed $52,000 FORTMLS
• 2004-04-13 Sold (Public Records) $68,000 Public Records
• 2002-07-09 Sold (Public Records) $60,000 Public Records
• 1978-01-01 Sold (Public Records) $40,300 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,336 · +11.2% YoY. Source: county tax records.