9019 N Indio Cir · Port LaBelle, FL 33935

$269,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 19 Days on market

Built 2021 0.26 ac lot Est $294k · 9% under ↓ 51% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +11.3/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• 1% rule +3.5/10.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful property, in an oversize lot, next to the school, oversized guest bedrooms and spacious guest bathroom, granite counter tops, big pantry, all metallic fenced around the property, total fence cost ($27,000) with all permits. large concrete dryway!!!

Key facts

• Large breakfast bar
• Spacious kitchen
• Natural light

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE BREAKFAST BAR
• MODERN BATHROOMS
• FULLY FENCED YARD
• NATURAL LIGHT

Property features AI

Finance

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

Exterior

• Utilities: Public water; Septic tank; Cable not available
• Home design: Single-story; Entry level at ground floor; Faces southeast; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Fenced yard; Rectangular lot; Lot dimensions approximately 90 x 125 x 90 x 125; Lot area approximately 0.26 acres; Northwest exposure

Interior

• Kitchen: Freezer; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Unfurnished; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (15.2% below list).
• Recommended offer: $228k (15.2% 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: 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; 19 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 $2,281/mo this rent would consume 48% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,114 (15.2% 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. 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. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $294,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9010 S Indio Cir	0.23mi	4/2.0	1,500 (0%)	5mo	$232,000	$155	85
9006 Lamkin Cir	0.15mi	3/2.0 (-1)	1,419 (-5%)	1mo	$300,000	$211	78
8003 Mangrove Cir	0.46mi	4/2.0	1,499 (-0%)	1mo	$284,999	$190	78
9048 Lamkin Cir	0.19mi	3/2.0 (-1)	1,408 (-6%)	1mo	$257,500	$183	75
9020 N Indio Cir	0.08mi	3/2.0 (-1)	1,324 (-12%)	2mo	$259,900	$196	70
8304 Lena Ct	0.45mi	3/2.0 (-1)	1,572 (+5%)	0mo	$299,900	$191	66
9049 Lamkin Cir	0.31mi	3/2.0 (-1)	1,292 (-14%)	4mo	$284,900	$221	54
8016 Mangrove Cir	0.43mi	3/2.0 (-1)	1,337 (-11%)	6mo	$170,000	$127	52
9036 W Justice Cir	0.56mi	3/2.0 (-1)	1,284 (-14%)	1mo	$265,000	$206	44
8042 Buttercup Cir	0.73mi	3/2.0 (-1)	1,324 (-12%)	3mo	$271,900	$205	39
8044 Buttercup Cir	0.74mi	3/2.0 (-1)	1,324 (-12%)	2mo	$259,900	$196	39
9051 W Justice Cir	0.65mi	3/2.0 (-1)	1,710 (+14%)	5mo	$330,000	$193	37

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: 22.9%
• Equity multiple: 2.84×
• Total profit: $138,871
• Equity at exit: $242,337

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $415,160
• Equity at exit: $522,608

Cash invested: $75,320 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$400 /mo · $4,804/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-121

Break-even live

Break-even rent $2,434

Max offer price $247,623

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-45	+0% $-121	+5% $-197	+10% $-273
Rent	-10% $-301	-5% $-211	+0% $-121	+5% $-31	+10% $59
Rate	-1.0pp $14	-0.5pp $-53	base $-121	+0.5pp $-191	+1.0pp $-262

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	4d	1	0.30mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.32mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	0.34mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.36mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.36mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	4d	1	0.41mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.44mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	0.44mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.53mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	4d	1	0.54mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	0.55mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.63mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.72mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.73mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.74mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	0.98mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.02mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.09mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	1.35mi

Listing history 13 events

1. 2026-06-22
   days on market $269,000 Active 19 DOM
2. 2026-06-18
   days on market $269,000 Active 16 DOM
3. 2026-06-17
   days on market $269,000 Active 15 DOM
4. 2026-06-16
   days on market $269,000 Active 14 DOM
5. 2026-06-15
   days on market $269,000 Active 13 DOM
6. 2026-06-13
   days on market $269,000 Active 11 DOM
7. 2026-06-13
   days on market $269,000 Active 10 DOM
8. 2026-06-10
   days on market $269,000 Active 8 DOM
9. 2026-06-09
   days on market $269,000 Active 7 DOM
10. 2026-06-08
    days on market $269,000 Active 6 DOM
11. 2026-06-07
    days on market $269,000 Active 5 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $269,000 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: $4,804 · $400/mo
• Projected year-2 tax: $4,804 · $400/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 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: $27,374
• − Mortgage interest: −$15,068
• − Property taxes: −$4,804
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$7,825
• Taxable loss: −$6,049
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $0/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

-51.1% since first listed

9 events — show timeline

• 2026-05-29 Listed $269,000 FORTMLS
• 2025-01-26 Listing Removed — FORTMLS
• 2024-07-22 Listed $325,999 FORTMLS
• 2023-04-14 Sold (MLS) $300,000 NAPLESMLS
• 2023-03-09 Pending — NAPLESMLS
• 2023-02-25 Listed $298,000 NAPLESMLS
• 2021-05-25 Sold (Public Records) $204,900 Public Records
• 2005-03-21 Sold (Public Records) $79,100 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+31.7%/yr

Latest (2025): $4,804 · -0.7% YoY. Source: county tax records.