5010 S Dogwood Cir · Port LaBelle, FL 33935

$318,000

4 bd · 2.0 ba · 1,602 sqft · SingleFamily · 9 Days on market

Built 2026 Est $285k · 12% over

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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
• Cash flow +7.7/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +2.3/15.0
• DSCR +1.8/10.0

Listing remarks

New Homes in LaBelle, Florida Build on Your Lot or Ours in Southwest Florida Searching for new homes in LaBelle, Florida? Located along the scenic Caloosahatchee River in Hendry County, LaBelle offers a relaxed small-town lifestyle with convenient access to Southwest Florida's major employment centers, shopping, dining, and Gulf Coast attractions. Known for its friendly community, rich agricultural heritage, and wide-open spaces, LaBelle continues to attract homebuyers looking for more value, more space, and a slower pace of life. Holiday Builders offers homes throughout LaBelle, providing buyers with the opportunity to build a new construction home in one of Southwest Florida's fastest-gro

Key facts

• 2 garage spots
• Built 2026
• Listed 9 days

Property features AI

Finance

• Financial info: List price $318,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family property; Oakleaf plan
• Exterior features: Living area approximately 1,602 square feet; Located at 5010 S Dogwood Cir, Labelle, FL 33935

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Oakleaf plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (27.2% below list).
• Recommended offer: $232k (27.2% 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; 13 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 $2,315/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 + $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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $231,512 (27.2% 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $285,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5028 S Obispo Cir	0.19mi	4/2.0	1,500 (-6%)	5mo	$280,000	$187	76
5033 N Dogwood Cir	0.15mi	4/2.0	1,810 (+13%)	1mo	$291,500	$161	70
5012 Myrtlewood Rd	0.44mi	4/2.0	1,666 (+4%)	7mo	$269,000	$161	67
5012 Gramercy Rd	0.48mi	4/2.0	1,499 (-6%)	0mo	$260,000	$173	67
5008 Gunn Cir	0.71mi	3/2.0 (-1)	1,590 (-1%)	3mo	$485,000	$305	59
5017 Wild Goose Cir	0.67mi	3/2.0 (-1)	1,547 (-3%)	2mo	$279,900	$181	56
7014 Alfa Cir	0.46mi	4/3.0	1,716 (+7%)	8mo	$364,900	$213	56
5019 Mateo Cir	0.58mi	3/2.0 (-1)	1,666 (+4%)	7mo	$269,990	$162	55
5012 E Hummingbird Dr	0.35mi	4/2.0	1,828 (+14%)	9mo	$303,000	$166	52
5011 Myrtlewood Rd	0.48mi	4/2.0	1,828 (+14%)	3mo	$290,000	$159	52
7005 Berwick Cir	0.55mi	3/2.0 (-1)	1,770 (+10%)	3mo	$315,000	$178	50
7007 Ramrod Cir	0.75mi	3/2.0 (-1)	1,530 (-4%)	10mo	$305,000	$199	44

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $149,745
• Equity at exit: $286,480

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $459,508
• Equity at exit: $617,804

Cash invested: $89,040 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$1,668
• Tax est. 1.5%: −$398 /mo · $4,770/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-369

Break-even live

Break-even rent $2,782

Max offer price $264,651

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-259	+0% $-369	+5% $-479	+10% $-588
Rent	-10% $-552	-5% $-460	+0% $-369	+5% $-277	+10% $-186
Rate	-1.0pp $-209	-0.5pp $-288	base $-369	+0.5pp $-451	+1.0pp $-535

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: $79,500
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.51mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.53mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	18d	1	0.66mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	5d	1	0.66mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.75mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	18d	1	0.92mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.15mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	1.16mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.20mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	18d	1	1.25mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.25mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.27mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.29mi

Listing history 7 events

1. 2026-06-22
   days on market $318,000 Active 9 DOM
2. 2026-06-18
   days on market $318,000 Active 6 DOM
3. 2026-06-17
   days on market $318,000 Active 5 DOM
4. 2026-06-16
   days on market $318,000 Active 4 DOM
5. 2026-06-15
   days on market $318,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $318,000 Active 1 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,781
• − Mortgage interest: −$17,813
• − Property taxes: −$4,770
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$9,251
• Taxable loss: −$10,087
• Est. tax savings @ 24.0%: +$2,421
• After-tax cash flow: $-2,003/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