1177 Jay Ter · Port LaBelle, FL 33935

$239,000

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 14 Days on market

Built 2005 10,018 sqft lot Est $261k · 9% under

---

Why this score? — see what drove the C 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 +15.4/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you looking to enjoy the serene beauty and peacefulness of Port LaBelle and what it has to offer? Just on the outskirts of the quaint town, LaBelle, sits this adorable 3 bedroom 2 bath home. Just over 1200 square foot, its split floor plan is perfect for a single family. With the front and back porch you truly will be able to enjoy the outdoors! The fenced in back yard is ready for you and your pets. The home has central water with an RO system by Culligan that was installed in 2021, it comes with a 10 year warranty, the future buyer just needs to set up an account with Culligan to have it serviced regularly. The home has a metal roof that was completed in 2017, and also a new A/C system/duct work that was completely re-done in 2019. We can’t forget about the kitchen appliances!!! An updated LG set of kitchen appliances come included with this home and are approximately 2 years old. Come check out this place out, it will not last long!!

Key facts

• Durable metal roof
• 0.23 acre lot
• 2 garage spots

Tags

• SPLIT-BEDROOM FLOOR PLAN
• NEW VINYL PLANK FLOORING
• FULLY FENCED BACKYARD
• DURABLE METAL ROOF

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available; High-speed internet available
• Home design: Modular/Prefab construction; Single-story; Vinyl siding; Wood frame; Resale property; Entry level 0; Faces south
• Construction: Metal roof
• Exterior features: Deck; Fence; Open porch; Porch; Rectangular lot; Public maintained road; Lot exposures to the north

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Family/Dining room; Living/Dining room; Pantry; Tub with shower; Cable TV; Split bedrooms; Single hung windows; Unfurnished
• Laundry & utility: Washer; Dryer; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (4.9% below list).
• Recommended offer: $227k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Glades (town): math 38% / reading 41% proficiency, ranked #63 of 73 in FL (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 942 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• At $2,274/mo this rent would consume 48% 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,356 (4.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $261,268
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1081 Jupiter Loop	0.38mi	3/2.0	1,191 (-1%)	15mo	$240,000	$202	68
8073 Sherwood Cir	0.64mi	3/2.0	1,224 (+2%)	1mo	$250,000	$204	66
1047 Jabara Ln	0.59mi	3/2.0	1,212 (+1%)	12mo	$261,250	$216	62
8048 Sherwood Cir	0.67mi	3/2.0	1,292 (+7%)	3mo	$284,990	$221	54
1421 Jabara Cir	0.56mi	3/2.0	1,380 (+15%)	10mo	$285,000	$207	41
1065 Jabara Cir	0.51mi	3/2.0	1,362 (+13%)	15mo	$295,000	$217	41
1035 March Ln	0.68mi	3/2.0	1,362 (+13%)	9mo	$325,000	$239	39
1167 Greenwood Ave	0.53mi	2/2.0 (-1)	1,100 (-9%)	23mo	$250,000	$227	36

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $136,064
• Equity at exit: $215,310

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $396,232
• 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: 8.8×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$352 /mo · $4,220/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $92

Break-even live

Break-even rent $2,158

Max offer price $239,000

Occupancy floor 91%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	19d	1	0.13mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	24d	1	0.46mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	3d	1	0.80mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.08mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.17mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	1.22mi

Listing history 12 events

1. 2026-06-19
   days on market $239,000 Active 14 DOM
2. 2026-06-18
   days on market $239,000 Active 13 DOM
3. 2026-06-17
   days on market $239,000 Active 12 DOM
4. 2026-06-16
   days on market $239,000 Active 11 DOM
5. 2026-06-15
   days on market $239,000 Active 10 DOM
6. 2026-06-14
   days on market $239,000 Active 8 DOM
7. 2026-06-12
   days on market $239,000 Active 7 DOM
8. 2026-06-09
   days on market $239,000 Active 4 DOM
9. 2026-06-08
   days on market $239,000 Active 3 DOM
10. 2026-06-07
    days on market $239,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $239,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,220 · $352/mo
• Projected year-2 tax: $4,220 · $352/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 · 27 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: $27,283
• − Mortgage interest: −$13,388
• − Property taxes: −$4,220
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$6,953
• Taxable loss: −$2,838
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $1,780/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: Glades
• NCES district ID: 1200660
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,758
• Composite: 32.81/100
• National rank: #5622
• State rank: #63 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 (Glades County) Hauer SSP2

• Today (2025): 14,901 people
• By 2030: 15,463 · +3.8%
• By 2040: 16,341 · +9.7%
• By 2050: 17,158 · +15.1%
• By 2075: 18,881 · +26.7%
• By 2100: 19,164 · +28.6%

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 · Glades

• 2024 margin: Solid R (+53.3) · D 23.1% · R 76.4%
• 2008→2024 swing: -36.7pp toward R · 2008: -16.6pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+46.2 2016: R+39.6 2012: R+18.6 2008: R+16.6

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

+431.1% since first listed

23 events — show timeline

• 2026-06-05 Listed $239,000 FORTMLS
• 2022-06-07 Sold (Public Records) $239,000 Public Records
• 2022-05-25 Sold (MLS) $239,000 FORTMLS
• 2022-04-25 Pending — FORTMLS
• 2022-04-19 Listed $239,000 FORTMLS
• 2019-03-18 Sold (Public Records) $137,500 Public Records
• 2019-03-12 Sold (MLS) $137,500 MARMLS
• 2019-03-12 Sold (MLS) $137,500 FORTMLS
• 2019-02-18 Pending — FORTMLS
• 2019-01-14 Listed $147,500 FORTMLS
• 2019-01-10 Listed $147,500 MARMLS
• 2015-11-16 Sold (Public Records) $95,100 Public Records
• 2015-11-12 Price Changed $95,000 FORTMLS
• 2015-11-11 Sold (MLS) $95,000 FORTMLS
• 2015-11-10 Price Changed $105,000 FORTMLS
• 2015-10-15 Pending — FORTMLS
• 2015-09-16 Price Changed $105,000 FORTMLS
• 2015-06-18 Relisted — FORTMLS
• 2015-06-16 Pending — FORTMLS
• 2015-06-02 Listed $115,000 FORTMLS
• 2011-04-26 Sold (Public Records) $45,000 Public Records
• 2011-04-26 Price Changed $55,000 FORTMLS
• 2011-04-22 Sold (MLS) $45,000 FORTMLS

Property tax history

+9.7%/yr

Latest (2025): $4,220 · +7.9% YoY. Source: county tax records.