1020 Bucknell Ln · Port LaBelle, FL 33935

$280,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 134 Days on market

Built 2024 10,018 sqft lot $231/sqft · at area comps Est $294k · at est.

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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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful move-in ready home located in LaBelle. No HOA and no CDD tax. Situated on a quiet cul-de-sac, this property offers a large backyard and a peaceful environment. Great opportunity — motivated seller.

Key facts

• Move-in ready
• Quiet cul-de-sac
• Large backyard

Tags

• MOVE-IN READY
• LARGE BACKYARD
• QUIET CUL-DE-SAC
• PEACEFUL ENVIRONMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.4% below list).
• Recommended offer: $220k (21.4% 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.
• 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 $2,200/mo this rent would consume 46% 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $280k implies a 1767% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,019 (21.4% 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 134 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $293,950
• List price: $280,000
• Delta: -4.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1047 Jabara Ln	0.38mi	3/2.0	1,212 (0%)	12mo	$261,250	$216	72
1081 Jupiter Loop	0.52mi	3/2.0	1,191 (-2%)	15mo	$240,000	$202	61
1421 Jabara Cir	0.29mi	3/2.0	1,380 (+14%)	10mo	$285,000	$207	55
1429 Jabara Cir	0.31mi	3/2.0	1,390 (+15%)	11mo	$270,000	$194	52
1065 Jabara Cir	0.39mi	3/2.0	1,362 (+12%)	15mo	$295,000	$217	48
1035 March Ln	0.56mi	3/2.0	1,362 (+12%)	9mo	$325,000	$239	46
8013 Sandalwood Cir	0.75mi	3/2.0	1,356 (+12%)	23mo	$303,750	$224	26

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $142,908
• Equity at exit: $252,246

10-year hold

• IRR: 20.3%
• Equity multiple: 6.46×
• Total profit: $428,394
• Equity at exit: $543,978

Cash invested: $78,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-151

Break-even live

Break-even rent $2,391

Max offer price $253,396

Occupancy floor —

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	3d	1	0.10mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	23d	1	0.29mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	19d	1	0.69mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	23d	1	1.01mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	1.30mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.48mi

Listing history 7 events

1. 2026-06-02
   days on market $280,000 Active 134 DOM
2. 2026-06-01
   days on market $280,000 Active 133 DOM
3. 2026-05-31
   days on market $280,000 Active 132 DOM
4. 2026-05-30
   days on market $280,000 Active 131 DOM
5. 2026-01-29
   price $280,000 213-char remark

   Show marketing remark (213 chars)

   Beautiful move-in ready home located in LaBelle. No HOA and no CDD tax. Situated on a quiet cul-de-sac, this property offers a large backyard and a peaceful environment. Great opportunity — motivated seller.

6. 2026-01-19
   listed $300,000 Active 213-char remark

   Show marketing remark (213 chars)

   Beautiful move-in ready home located in LaBelle. No HOA and no CDD tax. Situated on a quiet cul-de-sac, this property offers a large backyard and a peaceful environment. Great opportunity — motivated seller.

7. 2020-11-06
   soldstatus $15,000

ⓘ 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: $3,645 · $304/mo
• Projected year-2 tax: $3,645 · $304/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 · 26 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: $26,402
• − Mortgage interest: −$15,684
• − Property taxes: −$3,645
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$8,145
• Taxable loss: −$6,697
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-200/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

+1766.7% since first listed

3 events — show timeline

• 2026-01-29 Price Changed $280,000 FORTMLS
• 2026-01-19 Listed $300,000 FORTMLS
• 2020-11-06 Sold (Public Records) $15,000 Public Records

Property tax history

+38.7%/yr

Latest (2025): $3,645 · +1305.7% YoY. Source: county tax records.