9032 Meadow Cir · Port LaBelle, FL 33935

$307,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 110 Days on market

Built 2019 0.27 ac lot Est $273k · 13% over

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Why this score? — see what drove the F 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
• Cash flow +7.1/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• ARV discount +1.8/15.0
• DSCR +1.3/10.0

Listing remarks MLS

23 Solar Panels installed in 2022 - PAID IN FULL, with a 25-year Warranty on parts, Only $31 for your monthly electric bill. Motivated Sellers, The asking price is below the appraised value as of March 2026. Immaculate Mustang Model – Move-In Ready! This beautifully updated 3-bedroom, 2-bath Mustang model sits on an oversized corner lot and features a 2-car garage and a fully fenced backyard. The home has been upgraded with new ceramic tile flooring throughout, impact windows and doors, and all new window treatments. Enjoy outdoor living in the screened-in patio, perfect for relaxing or entertaining. Additional highlights include energy-saving solar panels and plenty of yard space thanks to the large corner lot. This home is immaculately maintained and truly move-in ready. A must-see—don’t miss this opportunity!

Key facts

• Screened-in patio
• Oversized lot
• 0.27 acre lot

Tags

• OVERSIZED LOT
• FULLY FENCED BACKYARD
• SCREENED-IN PATIO
• ENERGY-SAVING SOLAR PANELS
• CERAMIC TILE FLOORING
• IMPACT WINDOWS AND DOORS

Property features AI

Finance

• Other: Lot approximately quarter to half acre (city street frontage, residential zoning)
• Financial info: No pet restrictions (pets allowed)
• HOA & community: Street lights in the community

Exterior

• Parking: Attached 2-car garage; Driveway with garage door opener
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Public water; Septic tank; Generator hookup available; Cable available
• Home design: Single-story home; Resale property; Faces south; Mustang builder model
• Construction: Block construction; Shingle roof
• Exterior features: Enclosed porch; Screened porch; Fenced yard; Fruit trees; Room for a pool; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Water purifier
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Dining area and separate/formal dining room; Dual sinks; First-floor entry; Pantry; Split-bedroom layout; Vaulted ceilings; Walk-in closets; Attic
• Laundry & utility: Washer and dryer included; Utility room; Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $307k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (31.9% below list).
• Recommended offer: $209k (31.9% 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; 18 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).
• This rent runs 44% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $230k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,084 (31.9% 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 110 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $272,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8016 Mangrove Cir	0.31mi	3/2.0	1,337 (-3%)	6mo	$170,000	$127	74
8104 N Salem Ct	0.50mi	3/2.0	1,384 (0%)	8mo	$315,000	$228	70
9020 N Indio Cir	0.52mi	3/2.0	1,324 (-4%)	2mo	$259,900	$196	67
9006 Lamkin Cir	0.63mi	3/2.0	1,419 (+2%)	1mo	$300,000	$211	66
9048 Lamkin Cir	0.69mi	3/2.0	1,408 (+2%)	1mo	$257,500	$183	64
9036 W Justice Cir	0.51mi	3/2.0	1,284 (-7%)	1mo	$265,000	$206	63
8003 Mangrove Cir	0.41mi	4/2.0 (+1)	1,499 (+8%)	1mo	$284,999	$190	62
8002 Mill Ct	0.62mi	2/2.0 (-1)	1,356 (-2%)	3mo	$285,000	$210	61
9022 W Justice Cir	0.56mi	3/2.0	1,499 (+8%)	7mo	$289,999	$193	54
9010 S Indio Cir	0.49mi	4/2.0 (+1)	1,500 (+8%)	5mo	$232,000	$155	54
9007 S Indio Cir	0.47mi	4/2.0 (+1)	1,500 (+8%)	9mo	$295,000	$197	52
9025 Lamkin Cir	0.73mi	3/2.0	1,198 (-13%)	1mo	$250,000	$209	43

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $139,365
• Equity at exit: $276,570

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $432,328
• Equity at exit: $596,433

Cash invested: $85,960 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,610
• Tax from tax record: −$351 /mo · $4,214/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-437

Break-even live

Break-even rent $2,644

Max offer price $229,762

Occupancy floor —

Sensitivity live

Price	-10% $-263	-5% $-350	+0% $-437	+5% $-524	+10% $-611
Rent	-10% $-602	-5% $-520	+0% $-437	+5% $-355	+10% $-272
Rate	-1.0pp $-283	-0.5pp $-359	base $-437	+0.5pp $-517	+1.0pp $-598

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	0.11mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	0.29mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	0.44mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	0.48mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.56mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.74mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.74mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.76mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.77mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.81mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.85mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.92mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.92mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.03mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	1.21mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.25mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.37mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.49mi

Listing history 23 events

1. 2026-06-22
   days on market $307,000 Active 110 DOM
2. 2026-06-18
   days on market $307,000 Active 107 DOM
3. 2026-06-17
   days on market $307,000 Active 106 DOM
4. 2026-06-16
   days on market $307,000 Active 105 DOM
5. 2026-06-15
   days on market $307,000 Active 104 DOM
6. 2026-06-13
   days on market $307,000 Active 102 DOM
7. 2026-06-13
   days on market $307,000 Active 101 DOM
8. 2026-06-10
   days on market $307,000 Active 99 DOM
9. 2026-06-09
   days on market $307,000 Active 98 DOM
10. 2026-06-08
    days on market $307,000 Active 97 DOM
11. 2026-06-07
    days on market $307,000 Active 96 DOM
12. 2026-06-03
    days on market $307,000 Active 92 DOM
13. 2026-06-02
    days on market $307,000 Active 91 DOM
14. 2026-06-01
    days on market $307,000 Active 90 DOM
15. 2026-05-31
    days on market $307,000 Active 89 DOM
16. 2026-05-07
    price $307,000

    Show marketing remark (845 chars)

    23 Solar Panels installed in 2022 - PAID IN FULL, with a 25-year Warranty on parts, Only $31 for your monthly electric bill. Motivated Sellers, The asking price is below the appraised value as of March 2026. Immaculate Mustang Model – Move-In Ready! This beautifully updated 3-bedroom, 2-bath Mustang model sits on an oversized corner lot and features a 2-car garage and a fully fenced backyard. The home has been upgraded with new ceramic tile flooring throughout, impact windows and doors, and all new window treatments. Enjoy outdoor living in the screened-in patio, perfect for relaxing or entertaining. Additional highlights include energy-saving solar panels and plenty of yard space thanks to the large corner lot. This home is immaculately maintained and truly move-in ready. A must-see—don’t miss this opportunity!

17. 2026-05-07
    listed $307,000 Active 845-char remark

    Show marketing remark (845 chars)

    23 Solar Panels installed in 2022 - PAID IN FULL, with a 25-year Warranty on parts, Only $31 for your monthly electric bill. Motivated Sellers, The asking price is below the appraised value as of March 2026. Immaculate Mustang Model – Move-In Ready! This beautifully updated 3-bedroom, 2-bath Mustang model sits on an oversized corner lot and features a 2-car garage and a fully fenced backyard. The home has been upgraded with new ceramic tile flooring throughout, impact windows and doors, and all new window treatments. Enjoy outdoor living in the screened-in patio, perfect for relaxing or entertaining. Additional highlights include energy-saving solar panels and plenty of yard space thanks to the large corner lot. This home is immaculately maintained and truly move-in ready. A must-see—don’t miss this opportunity!

18. 2026-03-26
    price $320,000
19. 2026-03-03
    listed $328,900 Active
20. 2024-02-15
    soldstatus $230,000 Sold 598-char remark

    Show marketing remark (598 chars)

    Amazing House on a Corner Lot, Minutes Away from Port Labelle Marina & Florida SouthWestern State College in Peaceful Port Labelle Florida. 3 Bedrooms, 2 Full Bathrooms, 2 Car Garage, Granite Counter Tops, Stainless Steel Appliances, Puronics iGen Whole-house Water Softener & Filter Combo, Huge Backyard and Many More Features You Should Come See, Enjoy the Serenity of this Quiet Location, Close to Schools, Parks, Churches, Supermarkets, Restaurants and more. Don't Wait and Secure This Property Today as Inventory is Very Low and You Won't Find Another Home Like This For The Price.

21. 2024-01-22
    status Pending 598-char remark

    Show marketing remark (598 chars)

    Amazing House on a Corner Lot, Minutes Away from Port Labelle Marina & Florida SouthWestern State College in Peaceful Port Labelle Florida. 3 Bedrooms, 2 Full Bathrooms, 2 Car Garage, Granite Counter Tops, Stainless Steel Appliances, Puronics iGen Whole-house Water Softener & Filter Combo, Huge Backyard and Many More Features You Should Come See, Enjoy the Serenity of this Quiet Location, Close to Schools, Parks, Churches, Supermarkets, Restaurants and more. Don't Wait and Secure This Property Today as Inventory is Very Low and You Won't Find Another Home Like This For The Price.

22. 2024-01-06
    listed $250,000 Active 598-char remark

    Show marketing remark (598 chars)

    Amazing House on a Corner Lot, Minutes Away from Port Labelle Marina & Florida SouthWestern State College in Peaceful Port Labelle Florida. 3 Bedrooms, 2 Full Bathrooms, 2 Car Garage, Granite Counter Tops, Stainless Steel Appliances, Puronics iGen Whole-house Water Softener & Filter Combo, Huge Backyard and Many More Features You Should Come See, Enjoy the Serenity of this Quiet Location, Close to Schools, Parks, Churches, Supermarkets, Restaurants and more. Don't Wait and Secure This Property Today as Inventory is Very Low and You Won't Find Another Home Like This For The Price.

23. 2018-04-20
    soldstatus $59,500

ⓘ 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: $4,214 · $351/mo
• Projected year-2 tax: $4,214 · $351/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 5/10 Major
• 🌡 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: $25,090
• − Mortgage interest: −$17,197
• − Property taxes: −$4,214
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$8,931
• Taxable loss: −$10,801
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-2,655/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

+416.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $307,000 MARMLS
• 2026-05-07 Listed $307,000 FORTMLS
• 2026-03-26 Price Changed $320,000 MARMLS
• 2026-03-03 Listed $328,900 MARMLS
• 2024-02-15 Sold (MLS) $230,000 BEARMLS
• 2024-01-22 Pending — BEARMLS
• 2024-01-06 Listed $250,000 BEARMLS
• 2018-04-20 Sold (Public Records) $59,500 Public Records

Property tax history

+35.9%/yr

Latest (2025): $4,214 · +30.4% YoY. Source: county tax records.