7009 Lotus Cir · Port LaBelle, FL 33935

$305,000

3 bd · 2.0 ba · 1,683 sqft · SingleFamily public records · 211 Days on market

Built 2023 10,018 sqft lot Est $295k · 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• ARV discount +5.9/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.1/10.0

Listing remarks MLS

BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

Key facts

• Generous lot
• Fully fenced-in yard
• Stone countertops

Tags

• OPEN-CONCEPT LAYOUT
• MODERN CABINETRY
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FENCED-IN YARD
• GENEROUS LOT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Single-story; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Rectangular lot; Paved road access; West exposures; East-facing property; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Kitchen island
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Unfurnished; Bedroom on main level; Dual sinks; Kitchen island; Shower only with separate shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (28.2% below list).
• Recommended offer: $219k (28.2% 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.
• 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 $2,191/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 $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,134 (28.2% 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 211 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $294,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7029 Hero Cir	0.26mi	3/2.0	1,632 (-3%)	9mo	$274,000	$168	76
7043 Brazil Cir	0.37mi	3/2.0	1,555 (-8%)	2mo	$267,000	$172	69
7005 Berwick Cir	0.44mi	3/2.0	1,770 (+5%)	3mo	$315,000	$178	68
7014 Alfa Cir	0.26mi	4/3.0 (+1)	1,716 (+2%)	8mo	$364,900	$213	68
7034 Jolly Cir	0.28mi	4/2.0 (+1)	1,828 (+9%)	3mo	$299,999	$164	65
7018 Waldo Cir	0.39mi	3/2.0	1,535 (-9%)	9mo	$305,000	$199	60
5033 N Dogwood Cir	0.50mi	4/2.0 (+1)	1,810 (+8%)	1mo	$291,500	$161	58
7033 Ramrod Cir	0.37mi	4/2.0 (+1)	1,828 (+9%)	8mo	$320,000	$175	56
7003 S Rich Ct	0.52mi	4/2.0 (+1)	1,828 (+9%)	3mo	$279,999	$153	54
7016 Tide Cir	0.61mi	4/3.0 (+1)	1,716 (+2%)	7mo	$364,900	$213	53
9060 Bamboo Cir	0.73mi	4/2.0 (+1)	1,828 (+9%)	5mo	$285,000	$156	43
7007 Berwick Cir	0.46mi	4/3.0 (+1)	1,935 (+15%)	8mo	$399,900	$207	38

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $136,848
• Equity at exit: $274,768

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $426,242
• Equity at exit: $592,548

Cash invested: $85,400 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$465 /mo · $5,585/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-461

Break-even live

Break-even rent $2,775

Max offer price $223,599

Occupancy floor —

Sensitivity live

Price	-10% $-288	-5% $-374	+0% $-461	+5% $-547	+10% $-633
Rent	-10% $-634	-5% $-547	+0% $-461	+5% $-374	+10% $-288
Rate	-1.0pp $-307	-0.5pp $-383	base $-461	+0.5pp $-540	+1.0pp $-620

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.04mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	0.17mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.59mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.60mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.69mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.70mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.70mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.75mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	0.93mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.04mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	1.07mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.08mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	4d	1	1.12mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	4d	1	1.24mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	4d	1	1.31mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	1.33mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	1.34mi

Listing history 27 events

1. 2026-06-18
   days on market $305,000 Active 211 DOM
2. 2026-06-17
   days on market $305,000 Active 210 DOM
3. 2026-06-16
   days on market $305,000 Active 209 DOM
4. 2026-06-15
   days on market $305,000 Active 208 DOM
5. 2026-06-13
   days on market $305,000 Active 206 DOM
6. 2026-06-13
   days on market $305,000 Active 205 DOM
7. 2026-06-10
   days on market $305,000 Active 203 DOM
8. 2026-06-09
   days on market $305,000 Active 202 DOM
9. 2026-06-08
   days on market $305,000 Active 201 DOM
10. 2026-06-07
    days on market $305,000 Active 200 DOM
11. 2026-06-03
    days on market $305,000 Active 196 DOM
12. 2026-06-02
    days on market $305,000 Active 195 DOM
13. 2026-06-01
    days on market $305,000 Active 194 DOM
14. 2026-05-31
    days on market $305,000 Active 193 DOM
15. 2026-01-05
    price $305,000
16. 2025-12-09
    price $313,000
17. 2024-01-18
    soldstatus $283,000
18. 2024-01-16
    soldstatus $283,000 Closed 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

19. 2023-12-16
    status Pending 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

20. 2023-12-12
    historical 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

21. 2023-12-09
    status Active 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

22. 2023-11-22
    historical 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

23. 2023-11-20
    price $289,900 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

24. 2023-10-19
    listed $315,000 Active 481-char remark

    Show marketing remark (481 chars)

    BRAND NEW Construction!! This 3/2 home features an open floor plan with tile flooring throughout. The beautiful kitchen is equipped with solid surface counter tops with matching back-splash and stainless steel appliances. The master bedroom features recessed lighting with a walk-in closet while the large master bath features his and her vanities and showers. * * The Seller will contribute up to 3% towards the Buyer's closing costs or down payment on any full price offer. * *

25. 2020-11-18
    listed $315,000 Active
26. 2018-03-23
    soldstatus $18,000
27. 2005-06-01
    soldstatus $40,000

ⓘ 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: $5,585 · $465/mo
• Projected year-2 tax: $5,585 · $465/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 · 28 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: $26,296
• − Mortgage interest: −$17,085
• − Property taxes: −$5,585
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$8,873
• Taxable loss: −$10,979
• Est. tax savings @ 24.0%: +$2,635
• After-tax cash flow: $-2,895/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

+662.5% since first listed

13 events — show timeline

• 2026-01-05 Price Changed $305,000 FORTMLS
• 2025-12-09 Price Changed $313,000 FORTMLS
• 2024-01-18 Sold (Public Records) $283,000 Public Records
• 2024-01-16 Sold (MLS) $283,000 FORTMLS
• 2023-12-16 Pending — FORTMLS
• 2023-12-12 Listing Removed — FORTMLS
• 2023-12-09 Relisted — FORTMLS
• 2023-11-22 Listing Removed — FORTMLS
• 2023-11-20 Price Changed $289,900 FORTMLS
• 2023-10-19 Listed $315,000 FORTMLS
• 2020-11-18 Listed $315,000 FORTMLS
• 2018-03-23 Sold (Public Records) $18,000 Public Records
• 2005-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+39.7%/yr

Latest (2025): $5,585 · -10.4% YoY. Source: county tax records.