868 Avalon Ave · LaBelle, FL 33935

$173,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 190 Days on market

Built 1983 0.32 ac lot Est $190k · 9% under

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Why this score? — see what drove the B 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 +25.0/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision to this 3-bedroom, 2-bath single-family home situated on an oversized 0.32-acre lot. This property offers a split-bedroom floor plan, an eat-in kitchen with pantry, and a spacious wooden deck ideal for relaxing or entertaining. The carport provides convenient covered parking, and the large yard allows room to garden, expand, or add outdoor features. Located just minutes from Bob Mason Park and Boat Ramp along the Caloosahatchee River, this home offers excellent potential for those seeking a renovation project, investment opportunity, or space to create their ideal home in LaBelle.

Key facts

• Spacious wooden deck
• Large yard
• Eat-in kitchen

Tags

• OVERSIZED LOT
• SPLIT-BEDROOM FLOOR PLAN
• EAT-IN KITCHEN
• SPACIOUS WOODEN DECK
• CONVENIENT COVERED PARKING
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.8% in 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 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: schools C-, 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.
• Market conditions: 942 active listings in the ZIP; 6 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).
• This rent runs 39% 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($152k) 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 $35k; list at $173k implies a 394% 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 $152,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $190,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
868 Avalon Ave	0.00mi	3/2.0	1,056 (0%)	0mo	$165,000	$156	100
155 Marion Ave	0.46mi	2/2.0 (-1)	1,111 (+5%)	21mo	$200,000	$180	47
1171 Choctaw Ave	0.48mi	2/1.0 (-1)	1,008 (-4%)	20mo	$195,000	$193	45

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: 31.1%
• Equity multiple: 3.44×
• Total profit: $118,228
• Equity at exit: $155,852

10-year hold

• IRR: 26.9%
• Equity multiple: 7.80×
• Total profit: $329,178
• Equity at exit: $336,101

Cash invested: $48,440 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$907
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $378

Break-even live

Break-even rent $1,379

Max offer price $173,000

Occupancy floor 75%

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Park Ave Unit 198 LaBelle, FL	2.0	2.0	1000	$1,200	$1.20	23d	1	0.85mi
176 E Yeomans Ave Labelle, FL	3.0	2.0	1000	$1,800	$1.80	14d	1	1.04mi
345 3rd Ave LaBelle, FL	3.0	2.0	1050	$1,400	$1.33	23d	1	1.08mi
343 3rd Ave Labelle, FL	3.0	2.0	1050	$1,400	$1.33	23d	1	1.08mi
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	23d	1	1.30mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	3d	1	1.32mi

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   price $173,000
3. 2026-04-30
   historical
4. 2026-01-20
   price $179,000
5. 2025-10-28
   listed $195,000 Active
6. 2025-10-28
   listed $179,000 Active
7. 1992-06-01
   soldstatus $35,000
8. 1988-05-03
   soldstatus $32,000
9. 1986-11-19
   soldstatus $35,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$119/yr (+$10/mo · 9.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $22,277
• − Mortgage interest: −$9,691
• − Property taxes: −$1,317
• − Insurance: −$865
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$5,033
• Taxable income: $1,807
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $4,096/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

• 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

+394.3% since first listed

9 events — show timeline

• 2026-05-06 Pending — FORTMLS
• 2026-05-01 Price Changed $173,000 FORTMLS
• 2026-04-30 Listing Removed — MARMLS
• 2026-01-20 Price Changed $179,000 FORTMLS
• 2025-10-28 Listed $179,000 MARMLS
• 2025-10-28 Listed $195,000 FORTMLS
• 1992-06-01 Sold (Public Records) $35,000 Public Records
• 1988-05-03 Sold (Public Records) $32,000 Public Records
• 1986-11-19 Sold (Public Records) $35,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,317 · +12.3% YoY. Source: county tax records.