9026 E Justice Cir · Port LaBelle, FL 33935

$210,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 48 Days on market

Built 2023 10,018 sqft lot Est $281k · 25% 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).

• Cash flow +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity in LaBelle. This 3-bedroom, 2-bath home built in 2023 offers a modern single-story layout on approximately a quarter-acre lot in a quiet residential setting. The home features open living spaces and a functional floor plan suited for a variety of living needs. The property appears to require cleaning, cosmetic refreshing, installation of appliances, and minor repairs, providing an opportunity for buyers to update and personalize a newer construction home. The property includes solar equipment; however, buyers should verify ownership, lease terms, functionality, and transferability as part of their due diligence. Conveniently located with proximity to local schools and area ameni

Key facts

• Open living spaces
• Solar equipment
• 0.23 acre lot

Tags

• MODERN SINGLE-STORY LAYOUT
• OPEN LIVING SPACES
• FUNCTIONAL FLOOR PLAN
• SOLAR EQUIPMENT
• QUIET RESIDENTIAL SETTING
• PROXIMITY TO LOCAL SCHOOLS

Property features AI

Finance

• Other: Property type: residential; Lot area approximately 0.23 acres; Lot dimensions roughly 85 x 120 (front/back x sides); Total area listed as 1916 (source: Property Appraiser Office); Single unit, single floor
• Financial info: Financial details: see remarks
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Attached 2-car garage
• Security: Security details: see remarks
• Utilities: Water: well; Sewer: septic; Cable available
• Home design: Single-family residence; 1 story (ranch); Rear exposure faces northeast; Located in the LABELLE development
• Construction: Concrete block construction; Built in 2023
• Exterior features: Stucco exterior finish; Shingle roof; Windows: see remarks; Storm protection: see remarks; Landscaped area view; Lot is regular

Interior

• Kitchen: Appliances and specific kitchen details: see remarks
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom: see remarks
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Great room floor plan; Breakfast room; Unfurnished; Interior details: see remarks
• Laundry & utility: Laundry/utility details: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,151/mo this rent would consume 45% 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 $22k of equity ($1k loan paydown + $21k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $210k implies a 425% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.02% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $280,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9036 W Justice Cir	0.08mi	3/2.0	1,284 (-6%)	1mo	$265,000	$206	86
9020 N Indio Cir	0.42mi	3/2.0	1,324 (-3%)	2mo	$259,900	$196	74
9006 Lamkin Cir	0.48mi	3/2.0	1,419 (+4%)	0mo	$300,000	$211	70
9048 Lamkin Cir	0.55mi	3/2.0	1,408 (+3%)	0mo	$257,500	$183	69
9005 Bamboo Cir	0.50mi	3/2.0	1,285 (-6%)	4mo	$278,800	$217	64
9010 S Indio Cir	0.28mi	4/2.0 (+1)	1,500 (+10%)	5mo	$232,000	$155	62
8016 Mangrove Cir	0.65mi	3/2.0	1,337 (-2%)	6mo	$170,000	$127	61
7006 Patriot Ct	0.68mi	3/2.0	1,324 (-3%)	3mo	$273,400	$206	61
9049 Lamkin Cir	0.61mi	3/2.0	1,292 (-5%)	4mo	$284,900	$221	59
9034 Lamkin Cir	0.62mi	3/2.0	1,239 (-9%)	1mo	$252,000	$203	55
9025 Lamkin Cir	0.61mi	3/2.0	1,198 (-12%)	1mo	$250,000	$209	50
8003 Mangrove Cir	0.73mi	4/2.0 (+1)	1,499 (+10%)	1mo	$284,999	$190	44

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $123,677
• Equity at exit: $189,185

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $357,157
• Equity at exit: $407,984

Cash invested: $58,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$366 /mo · $4,388/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $145

Break-even live

Break-even rent $1,968

Max offer price $210,000

Occupancy floor 88%

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: $52,500
• Closing costs: $6,300
• 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	11d	1	0.06mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.20mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.28mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.40mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	2d	1	0.42mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.47mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	15d	1	0.47mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.54mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.72mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	15d	1	0.90mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.96mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	0.97mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	15d	1	0.99mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.02mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.12mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.18mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	1.20mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	23d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $210,000 Active 48 DOM
2. 2026-06-17
   days on market $210,000 Active 47 DOM
3. 2026-06-16
   days on market $210,000 Active 46 DOM
4. 2026-06-15
   price $210,000 Active 45 DOM
5. 2026-06-15
   days on market $225,000 Active 45 DOM
6. 2026-06-13
   days on market $225,000 Active 43 DOM
7. 2026-06-13
   days on market $225,000 Active 42 DOM
8. 2026-06-10
   days on market $225,000 Active 40 DOM
9. 2026-06-09
   days on market $225,000 Active 39 DOM
10. 2026-06-08
    days on market $225,000 Active 38 DOM
11. 2026-06-07
    days on market $225,000 Active 37 DOM
12. 2026-06-03
    days on market $225,000 Active 33 DOM
13. 2026-06-02
    days on market $225,000 Active 32 DOM
14. 2026-06-02
    price $225,000 Active 31 DOM
15. 2026-06-01
    days on market $269,000 Active 31 DOM
16. 2026-05-31
    days on market $269,000 Active 30 DOM
17. 2026-05-01
    listed $269,000 Active
18. 2005-06-29
    soldstatus $40,000
19. 2004-07-20
    soldstatus $27,500
20. 2003-05-30
    soldstatus $550,000

ⓘ 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: $4,388 · $366/mo
• Projected year-2 tax: $4,388 · $366/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 · 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: $25,808
• − Mortgage interest: −$11,763
• − Property taxes: −$4,388
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$6,109
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $2,127/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

4 events — show timeline

• 2026-05-01 Listed $269,000 NAPLESMLS
• 2005-06-29 Sold (Public Records) $40,000 Public Records
• 2004-07-20 Sold (Public Records) $27,500 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+30.7%/yr

Latest (2025): $4,388 · -16.7% YoY. Source: county tax records.