9007 W Justice Cir · Port LaBelle, FL 33935

$349,900

4 bd · 2.0 ba · 1,876 sqft · Land · 168 Days on market

Built 2026 0.25 ac lot

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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

Step inside The Maple, a thoughtfully designed home that perfectly balances functionality and comfort. The entry foyer opens to two secondary bedrooms, one with a walk-in closet, and a full bath conveniently located between them—ideal for guests or multigenerational living. At the heart of the home, an open-concept living, dining, and kitchen area with 8’8” ceilings throughout creates a spacious, airy environment perfect for everyday living and entertaining. The kitchen is a standout, featuring a large island and a layout designed to keep everyone connected. Toward the rear, a flex room offers versatile options—perfect for a dining area, playroom, home office, or fit

Key facts

• Walk-in closet
• Entry foyer
• Screened-in patio

Tags

• ENTRY FOYER
• WALK-IN CLOSET
• OPEN-CONCEPT LIVING
• LARGE ISLAND
• FLEX ROOM
• SCREENED-IN PATIO

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level 1; Block, concrete and stucco construction; Shingle roof
• Construction: Built with block, concrete and stucco
• Exterior features: Lanai / screened patio / porch; Patio; Manual shutters; Smoke detector(s); Rectangular lot; Lot dimensions 90 x 135 x 90 x 135; Property faces West; Exposed to the East

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Eat-in kitchen; Kitchen island; Pantry; Breakfast bar
• Bedrooms: Master bedroom (14 x 14); Bedroom (11 x 11); Bedroom (14 x 11); Bedroom (14 x 10)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning (Electric)
• Interior features: Thermal windows; Breakfast bar; Entrance foyer; Eat-in kitchen; Kitchen island; Pantry; Dual sinks; Shower only with separate shower; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

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 $-642 ($-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 (35.7% below list).
• Recommended offer: $225k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 5.1% in Port LaBelle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,248/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 168 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $350k implies a 278% 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 $224,817 (35.7% 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 168 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: 4.09%
• Cash-on-cash: -7.86%
• 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: $149,708
• Equity at exit: $315,218

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $473,088
• 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: 942
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,248 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: $-642

Break-even live

Break-even rent $3,061

Max offer price $256,998

Occupancy floor —

Sensitivity live

Price	-10% $-400	-5% $-521	+0% $-642	+5% $-763	+10% $-884
Rent	-10% $-820	-5% $-731	+0% $-642	+5% $-553	+10% $-464
Rate	-1.0pp $-466	-0.5pp $-553	base $-642	+0.5pp $-733	+1.0pp $-825

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	0.06mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.29mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.34mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.44mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.47mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.56mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.56mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.63mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.81mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.02mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.04mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.07mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.09mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	1.18mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	1.27mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.28mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $349,900 Active 168 DOM
2. 2026-06-17
   days on market $349,900 Active 167 DOM
3. 2026-06-16
   days on market $349,900 Active 166 DOM
4. 2026-06-15
   days on market $349,900 Active 165 DOM
5. 2026-06-13
   days on market $349,900 Active 163 DOM
6. 2026-06-13
   days on market $349,900 Active 162 DOM
7. 2026-06-10
   days on market $349,900 Active 160 DOM
8. 2026-06-09
   days on market $349,900 Active 159 DOM
9. 2026-06-08
   days on market $349,900 Active 158 DOM
10. 2026-06-07
    days on market $349,900 Active 157 DOM
11. 2026-06-03
    days on market $349,900 Active 153 DOM
12. 2026-06-02
    days on market $349,900 Active 152 DOM
13. 2026-06-01
    days on market $349,900 Active 151 DOM
14. 2026-05-31
    days on market $349,900 Active 150 DOM
15. 2026-01-01
    listed $349,900 Active
16. 2004-09-21
    soldstatus $92,500

ⓘ 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 · 26 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: $26,978
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$10,179
• Taxable loss: −$14,115
• Est. tax savings @ 24.0%: +$3,388
• After-tax cash flow: $-4,317/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

+278.3% since first listed

2 events — show timeline

• 2026-01-01 Listed $349,900 FORTMLS
• 2004-09-21 Sold (Public Records) $92,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $531 · +8.5% YoY. Source: county tax records.