7003 Cameo Ct · Port LaBelle, FL 33935

$349,900

4 bd · 2.0 ba · 1,867 sqft · Land · 172 Days on market

Built 2026 0.32 ac lot ↓ 36% since listing

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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
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks

Experience Florida living at its finest in The Mesquite, set in the heart of LaBelle where natural landscapes meet the welcoming charm of small-town living. This peaceful setting creates a serene retreat you’ll enjoy every day—with no HOA or CDD fees. Inside, 8’8” ceilings and an expansive open-concept design seamlessly connect the great room, dining area, and well-appointed kitchen, creating an inviting space for everyday living and effortless entertaining. The kitchen is thoughtfully designed with a center island and pantry, offering both style and functionality. A desirable split floor plan enhances privacy, with secondary bedrooms positioned opposite the owner&rs

Key facts

• Open-concept design
• Tiled walk-in shower
• Dual vanities

Tags

• OPEN-CONCEPT DESIGN
• CENTER ISLAND
• SPLIT FLOOR PLAN
• SPA-INSPIRED EN-SUITE BATH
• TILED WALK-IN SHOWER
• DUAL VANITIES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story; Faces north; Property type: single family (1 unit); Zoning: RS-1
• Construction: Built with wood frame construction; Shingle roof
• Exterior features: Rectangular lot; South exposure; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Kitchen island; Pantry; Eat-in kitchen; Breakfast bar
• Bedrooms: Master bedroom (13 x 15); Bedroom (10 x 11); Bedroom (10 x 11); Bedroom (10 x 13)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Thermal windows; Shutters; Breakfast bar; Entrance foyer; Eat-in kitchen; Kitchen island; Main level primary; Pantry; Split bedrooms; Separate shower; Shower only; Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-644 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (35.8% below list).
• Recommended offer: $225k (35.8% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,245/mo this rent would consume 47% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $350k implies a 1650% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,540 (35.8% 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 172 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $149,568
• Equity at exit: $315,218

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $472,787
• Equity at exit: $679,779

Cash invested: $97,972 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-644

Break-even live

Break-even rent $3,061

Max offer price $256,681

Occupancy floor —

Sensitivity live

Price	-10% $-402	-5% $-523	+0% $-644	+5% $-765	+10% $-886
Rent	-10% $-822	-5% $-733	+0% $-644	+5% $-556	+10% $-467
Rate	-1.0pp $-468	-0.5pp $-555	base $-644	+0.5pp $-735	+1.0pp $-827

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.12mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.16mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.63mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.71mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.76mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.81mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.81mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.84mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.97mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	1.04mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.07mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.19mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	1.22mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	1.24mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	1.40mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.43mi

Listing history 20 events

1. 2026-06-22
   days on market $349,900 Active 172 DOM
2. 2026-06-18
   days on market $349,900 Active 169 DOM
3. 2026-06-17
   days on market $349,900 Active 168 DOM
4. 2026-06-16
   days on market $349,900 Active 167 DOM
5. 2026-06-15
   days on market $349,900 Active 166 DOM
6. 2026-06-13
   days on market $349,900 Active 164 DOM
7. 2026-06-13
   days on market $349,900 Active 163 DOM
8. 2026-06-10
   days on market $349,900 Active 161 DOM
9. 2026-06-09
   days on market $349,900 Active 160 DOM
10. 2026-06-08
    days on market $349,900 Active 159 DOM
11. 2026-06-07
    days on market $349,900 Active 158 DOM
12. 2026-06-03
    days on market $349,900 Active 154 DOM
13. 2026-06-02
    days on market $349,900 Active 153 DOM
14. 2026-06-01
    days on market $349,900 Active 152 DOM
15. 2026-05-31
    days on market $349,900 Active 151 DOM
16. 2025-12-31
    listed $349,900 Active
17. 2025-11-24
    soldstatus $20,000
18. 2006-04-24
    soldstatus $31,000
19. 2004-07-12
    soldstatus $52,500
20. 2003-05-30
    soldstatus $550,000

ⓘ 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 5/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,945
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$10,179
• Taxable loss: −$14,143
• Est. tax savings @ 24.0%: +$3,394
• After-tax cash flow: $-4,336/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

-36.4% since first listed

5 events — show timeline

• 2025-12-31 Listed $349,900 FORTMLS
• 2025-11-24 Sold (Public Records) $20,000 Public Records
• 2006-04-24 Sold (Public Records) $31,000 Public Records
• 2004-07-12 Sold (Public Records) $52,500 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $384 · +17.7% YoY. Source: county tax records.