9049 Green Cir · Port LaBelle, FL 33935

$295,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 15 Days on market

Built 2020 10,018 sqft lot Est $298k · at est.

---

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 +8.0/15.0
• Cash flow +7.4/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks

Modern comfort meets quiet Port LaBelle living in this beautifully appointed 2020-built Emelia model, offering a spacious open-concept design with vaulted ceilings, LED lighting throughout, and a warm, inviting feel enhanced by thoughtful owner upgrades. Inside, the spacious living area flows seamlessly into the dining and kitchen spaces, creating an ideal layout for entertaining and everyday comfort. With no carpet and wood laminate flooring throughout, the home offers a clean, cohesive look that is both stylish and easy to maintain. The kitchen features sleek white high-gloss cabinetry, granite countertops, energy-efficient stainless-steel appliances, and a spacious, functional design. Ad

Key facts

• Open-concept design
• Led lighting
• High-gloss cabinetry

Tags

• OPEN-CONCEPT DESIGN
• VAULTED CEILINGS
• LED LIGHTING
• WOOD LAMINATE FLOORING
• HIGH-GLOSS CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Two parking spaces (2 covered)
• Security: High impact doors
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home with stucco exterior; Single-story; Entry level: 1; Faces southeast; Resale property
• Construction: Shingle roof; Manufactured construction; Stucco exterior
• Exterior features: Patio (open patio/porch); Room for pool; Security/high impact doors; Rectangular lot; Lot dimensions approximately 80 x 125 (appraiser); Northwest exposures

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Built-in features; Dual sinks; Eat-in kitchen; Family/dining room; Kitchen island; Living/dining room; Pantry; Shower only (separate shower); Vaulted ceilings; Walk-in closets; Split bedrooms; Single hung windows with impact glass; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (27.6% below list).
• Recommended offer: $213k (27.6% 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 45% 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 $32k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $240k; 23% 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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,462 (27.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $297,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9022 W Justice Cir	0.25mi	3/2.0	1,499 (-3%)	7mo	$289,999	$193	78
9007 E Crow Cir	0.19mi	3/2.0	1,632 (+6%)	10mo	$289,000	$177	74
9010 S Indio Cir	0.42mi	4/2.0 (+1)	1,500 (-3%)	5mo	$232,000	$155	67
9051 W Justice Cir	0.29mi	3/2.0	1,710 (+11%)	5mo	$330,000	$193	64
9007 S Indio Cir	0.40mi	4/2.0 (+1)	1,500 (-3%)	9mo	$295,000	$197	64
9004 S Indio Cir	0.45mi	4/2.0 (+1)	1,500 (-3%)	9mo	$295,000	$197	62
8003 Mangrove Cir	0.68mi	4/2.0 (+1)	1,499 (-3%)	1mo	$284,999	$190	58
9006 Lamkin Cir	0.62mi	3/2.0	1,419 (-8%)	1mo	$300,000	$211	57
8023 S Marsh Cir	0.52mi	3/2.0	1,666 (+8%)	9mo	$287,325	$172	55
9048 Lamkin Cir	0.68mi	3/2.0	1,408 (-9%)	1mo	$257,500	$183	53
9020 N Indio Cir	0.53mi	3/2.0	1,324 (-14%)	2mo	$259,900	$196	50
8016 Mangrove Cir	0.58mi	3/2.0	1,337 (-13%)	6mo	$170,000	$127	45

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $136,420
• Equity at exit: $265,759

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $420,940
• Equity at exit: $573,120

Cash invested: $82,600 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$398 /mo · $4,774/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-381

Break-even live

Break-even rent $2,617

Max offer price $227,616

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-298	+0% $-381	+5% $-465	+10% $-548
Rent	-10% $-550	-5% $-466	+0% $-381	+5% $-297	+10% $-213
Rate	-1.0pp $-233	-0.5pp $-306	base $-381	+0.5pp $-458	+1.0pp $-536

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	13d	1	0.21mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	0.28mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	0.30mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	0.39mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.68mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.69mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.69mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.73mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.82mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.91mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.99mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	1.00mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	1.17mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	1.20mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.23mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.30mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.33mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.37mi

Listing history 12 events

1. 2026-06-22
   days on market $295,000 Active 15 DOM
2. 2026-06-18
   days on market $295,000 Active 12 DOM
3. 2026-06-17
   days on market $295,000 Active 11 DOM
4. 2026-06-16
   days on market $295,000 Active 10 DOM
5. 2026-06-15
   days on market $295,000 Active 9 DOM
6. 2026-06-13
   days on market $295,000 Active 7 DOM
7. 2026-06-13
   days on market $295,000 Active 6 DOM
8. 2026-06-10
   days on market $295,000 Active 4 DOM
9. 2026-06-09
   days on market $295,000 Active 3 DOM
10. 2026-06-08
    days on market $295,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $295,000 Active 1 DOM

ⓘ 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: $4,774 · $398/mo
• Projected year-2 tax: $4,774 · $398/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 3/10 Moderate
• 🌡 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: $25,615
• − Mortgage interest: −$16,525
• − Property taxes: −$4,774
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,582
• Taxable loss: −$9,839
• Est. tax savings @ 24.0%: +$2,361
• After-tax cash flow: $-2,216/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

+28.3% since first listed

15 events — show timeline

• 2026-06-06 Listed $295,000 FORTMLS
• 2025-09-15 Listing Removed — MARMLS
• 2025-08-20 Listing Removed — FORTMLS
• 2025-04-09 Price Changed $310,000 FORTMLS
• 2025-04-09 Price Changed $310,000 MARMLS
• 2025-02-04 Listed $314,900 FORTMLS
• 2025-02-03 Listed $314,900 MARMLS
• 2025-01-26 Listing Removed — FORTMLS
• 2024-09-04 Price Changed $314,000 FORTMLS
• 2024-08-01 Listed $319,000 FORTMLS
• 2021-06-04 Sold (Public Records) $239,900 Public Records
• 2020-10-30 Sold (MLS) $229,900 FORTMLS
• 2020-10-29 Relisted — FORTMLS
• 2020-09-02 Pending — FORTMLS
• 2020-08-14 Listed $229,900 FORTMLS

Property tax history

+36.6%/yr

Latest (2025): $4,774 · +2.7% YoY. Source: county tax records.