9018 Penny Cir · Port LaBelle, FL 33935

$274,900

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 128 Days on market

Built 2019 0.29 ac lot Est $294k · 6% under

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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).

• Cash flow +11.4/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• 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

This lot will make a great home site for your dream home. Located in Port LaBelle Unit 8, you are only minutes from town and all amenities. Central water is available, but will require septic for new home construction. BUY TODAY!

Key facts

• 0.29 acre lot
• Garage
• Built 2019

Property features AI

Finance

• Other: Lot is regular, approximately 0.29 acres; Paved road access
• HOA & community: No HOA maintenance fees; Community amenities: guest room (see remarks)

Exterior

• Parking: Paved parking
• Security: Impact resistant windows
• Utilities: Central water; Septic sewer; Cable available
• Home design: Single family residential; 1 story / ranch; Rear exposure facing east; Located in Port LaBelle
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2019
• Exterior features: Patio; Landscaped view

Interior

• Kitchen: Walk-in pantry; Microwave; Range; Refrigerator/Icemaker; Breakfast bar; Dining area open to living
• Bedrooms: 4 bedrooms; Master bedroom on ground level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Great room floor plan; Unfurnished
• Laundry & utility: Laundry in residence; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (14.7% below list).
• Recommended offer: $235k (14.7% 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 $2,346/mo this rent would consume 49% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $165k; list at $275k implies a 67% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,614 (14.7% 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 128 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• 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	0.34mi	4/2.0	1,500 (0%)	5mo	$232,000	$155	80
9006 Lamkin Cir	0.25mi	3/2.0 (-1)	1,419 (-5%)	1mo	$300,000	$211	74
9048 Lamkin Cir	0.24mi	3/2.0 (-1)	1,408 (-6%)	1mo	$257,500	$183	73
9049 Lamkin Cir	0.17mi	3/2.0 (-1)	1,292 (-14%)	4mo	$284,900	$221	61
9020 N Indio Cir	0.35mi	3/2.0 (-1)	1,324 (-12%)	2mo	$259,900	$196	57
7011 Waldo Cir	0.40mi	3/2.0 (-1)	1,367 (-9%)	5mo	$265,000	$194	57
7031 Hero Cir	0.49mi	3/2.0 (-1)	1,409 (-6%)	6mo	$254,990	$181	57
8304 Lena Ct	0.68mi	3/2.0 (-1)	1,572 (+5%)	0mo	$299,900	$191	55
7006 Patriot Ct	0.40mi	3/2.0 (-1)	1,324 (-12%)	3mo	$273,400	$206	54
9036 W Justice Cir	0.59mi	3/2.0 (-1)	1,284 (-14%)	1mo	$265,000	$206	43
9005 Bamboo Cir	0.61mi	3/2.0 (-1)	1,285 (-14%)	4mo	$278,800	$217	39
9051 W Justice Cir	0.63mi	3/2.0 (-1)	1,710 (+14%)	5mo	$330,000	$193	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: 23.2%
• Equity multiple: 2.87×
• Total profit: $143,682
• Equity at exit: $247,652

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $428,050
• Equity at exit: $534,070

Cash invested: $76,972 (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: $2,346 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$393 /mo · $4,717/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-96

Break-even live

Break-even rent $2,467

Max offer price $257,977

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $-18	+0% $-96	+5% $-174	+10% $-251
Rent	-10% $-281	-5% $-188	+0% $-96	+5% $-3	+10% $90
Rate	-1.0pp $43	-0.5pp $-26	base $-96	+0.5pp $-167	+1.0pp $-239

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.07mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.07mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.11mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.20mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.33mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	0.37mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.45mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	0.52mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	0.60mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.60mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.69mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	0.71mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.71mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.75mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.91mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.94mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	1.08mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.37mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	1.48mi

Listing history 37 events

1. 2026-06-22
   days on market $274,900 Active 128 DOM
2. 2026-06-18
   days on market $274,900 Active 125 DOM
3. 2026-06-17
   days on market $274,900 Active 124 DOM
4. 2026-06-16
   days on market $274,900 Active 123 DOM
5. 2026-06-15
   days on market $274,900 Active 122 DOM
6. 2026-06-13
   days on market $274,900 Active 120 DOM
7. 2026-06-13
   days on market $274,900 Active 119 DOM
8. 2026-06-10
   days on market $274,900 Active 117 DOM
9. 2026-06-09
   days on market $274,900 Active 116 DOM
10. 2026-06-08
    days on market $274,900 Active 115 DOM
11. 2026-06-07
    days on market $274,900 Active 114 DOM
12. 2026-06-03
    days on market $274,900 Active 110 DOM
13. 2026-06-02
    days on market $274,900 Active 109 DOM
14. 2026-06-01
    days on market $274,900 Active 108 DOM
15. 2026-05-31
    days on market $274,900 Active 107 DOM
16. 2026-02-13
    listed $274,900 Active
17. 2026-02-04
    historical $1,775
18. 2026-01-08
    listed $1,775
19. 2026-01-08
    historical $1,775
20. 2025-11-20
    price $1,775
21. 2025-10-09
    price $1,850
22. 2025-08-12
    listed $1,900
23. 2025-03-01
    historical $1,900
24. 2025-02-18
    price $1,900
25. 2025-01-30
    listed $2,000
26. 2025-01-13
    historical $2,000
27. 2025-01-10
    historical $2,000
28. 2024-12-12
    listed $2,000
29. 2024-11-20
    price $2,000
30. 2024-10-23
    listed $2,100
31. 2020-06-02
    soldstatus $165,000
32. 2018-09-14
    soldstatus $6,500
33. 2018-09-13
    soldstatus $6,500 Sold 229-char remark

    Show marketing remark (229 chars)

    This lot will make a great home site for your dream home. Located in Port LaBelle Unit 8, you are only minutes from town and all amenities. Central water is available, but will require septic for new home construction. BUY TODAY!

34. 2018-08-30
    status Pending 229-char remark

    Show marketing remark (229 chars)

    This lot will make a great home site for your dream home. Located in Port LaBelle Unit 8, you are only minutes from town and all amenities. Central water is available, but will require septic for new home construction. BUY TODAY!

35. 2018-07-16
    listed $8,000 Active 229-char remark

    Show marketing remark (229 chars)

    This lot will make a great home site for your dream home. Located in Port LaBelle Unit 8, you are only minutes from town and all amenities. Central water is available, but will require septic for new home construction. BUY TODAY!

36. 2017-08-18
    historical
37. 2017-08-02
    listed $8,000 Active

ⓘ 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: $4,717 · $393/mo
• Projected year-2 tax: $4,717 · $393/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: $28,154
• − Mortgage interest: −$15,399
• − Property taxes: −$4,717
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$7,997
• Taxable loss: −$5,838
• Est. tax savings @ 24.0%: +$1,401
• After-tax cash flow: $252/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

+3336.2% since first listed

22 events — show timeline

• 2026-02-13 Listed $274,900 NAPLESMLS
• 2026-02-04 Rental Removed $1,775 FGCMLS
• 2026-01-08 Listed for Rent $1,775 FGCMLS
• 2026-01-08 Rental Removed $1,775 NAPLESMLS
• 2025-11-20 Price Changed $1,775 NAPLESMLS
• 2025-10-09 Price Changed $1,850 NAPLESMLS
• 2025-08-12 Listed for Rent $1,900 NAPLESMLS
• 2025-03-01 Rental Removed $1,900 NAPLESMLS
• 2025-02-18 Price Changed $1,900 NAPLESMLS
• 2025-01-30 Listed for Rent $2,000 NAPLESMLS
• 2025-01-13 Rental Removed $2,000 NAPLESMLS
• 2025-01-10 Rental Removed $2,000 RENT.
• 2024-12-12 Listed for Rent $2,000 RENT.
• 2024-11-20 Price Changed $2,000 NAPLESMLS
• 2024-10-23 Listed for Rent $2,100 NAPLESMLS
• 2020-06-02 Sold (Public Records) $165,000 Public Records
• 2018-09-14 Sold (Public Records) $6,500 Public Records
• 2018-09-13 Sold (MLS) $6,500 FORTMLS
• 2018-08-30 Pending — FORTMLS
• 2018-07-16 Listed $8,000 FORTMLS
• 2017-08-18 Listing Removed — FORTMLS
• 2017-08-02 Listed $8,000 FORTMLS

Property tax history

+37.2%/yr

Latest (2025): $4,717 · -0.8% YoY. Source: county tax records.