9047 Maywood Cir · Port LaBelle, FL 33935

$347,900

4 bd · 3.0 ba · 1,716 sqft · Land · 281 Days on market

Built 2025 10,018 sqft lot

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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
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0

Listing remarks

NEW CONSTRUCTION. NO HOA. NO FLOOD ZONE, GREENBELT. Welcome to this stunning New construction 4-bedroom, 3-bathroom and 2-car garage. The builder has spared no expense in creating a home that blends luxury, durability, and modern elegance. The tile floors sets the stage for high-end finishes throughout. The open layout is designed for modern living, with a chef-inspired kitchen featuring top-of-the-line stainless steel appliances and ample cabinetry. Impact windows and doors provide added security and energy efficiency. Soaring Ceilings. This home is move-in ready and affordable! Enjoy close proximity to schools, shopping & restaurants. No flood zone location. Schedule your private to

Key facts

• New construction
• Greenbelt
• No flood zone

Tags

• NEW CONSTRUCTION
• NO HOA
• NO FLOOD ZONE
• GREENBELT
• CHEF INSPIRED KITCHEN
• IMPACT WINDOWS AND DOORS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Non-gated community; HOA covers road maintenance and trash (no regular association fee listed)

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer (also lists septic tank); Cable available
• Home design: Single-story; New construction; Faces south
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Smoke detectors; Rectangular lot; North exposure; Lot dimensions approximately 80 x 125 x 80 x 125

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Kitchen island; Eat-in kitchen; Pantry
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Dual sinks in at least one bathroom; Separate shower (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Tray ceilings; Dual sinks; Eat-in kitchen; Kitchen island; Living/dining room layout; Pantry; Separate shower (shower only); Split bedroom floorplan; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $348k.

Deal economics

• At list price, monthly cash flow is $-665 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (36.7% below list).
• Recommended offer: $220k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.1% in Port LaBelle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $2,202/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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $348k implies a 1781% 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 $220,182 (36.7% 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 281 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $147,166
• Equity at exit: $313,416

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $466,744
• Equity at exit: $675,893

Cash invested: $97,412 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,824
• Tax est. 1.5%: −$435 /mo · $5,218/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-665

Break-even live

Break-even rent $3,043

Max offer price $251,699

Occupancy floor —

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: $86,975
• Closing costs: $10,437
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.10mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.17mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.37mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	0.43mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	0.47mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.58mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.58mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.58mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.63mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.64mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.74mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.74mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	0.80mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	23d	1	0.96mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.03mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.05mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.23mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.34mi

Listing history 16 events

1. 2026-06-13
   status $347,900 Pending 281 DOM
2. 2026-06-10
   days on market $347,900 Active 281 DOM
3. 2026-06-09
   days on market $347,900 Active 280 DOM
4. 2026-06-08
   days on market $347,900 Active 279 DOM
5. 2026-06-07
   days on market $347,900 Active 278 DOM
6. 2026-06-03
   days on market $347,900 Active 274 DOM
7. 2026-06-02
   days on market $347,900 Active 273 DOM
8. 2026-06-01
   days on market $347,900 Active 272 DOM
9. 2026-05-31
   days on market $347,900 Active 271 DOM
10. 2026-05-20
    price $347,900
11. 2026-03-28
    status Active
12. 2026-02-28
    status Pending
13. 2026-02-04
    price $357,900
14. 2025-08-04
    listed $374,900 Active
15. 2020-05-26
    soldstatus $18,500
16. 2004-06-21
    soldstatus $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,422
• − Mortgage interest: −$19,488
• − Property taxes: −$5,218
• − Insurance: −$1,740
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$10,121
• Taxable loss: −$14,372
• Est. tax savings @ 24.0%: +$3,449
• After-tax cash flow: $-4,529/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

+2683.2% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $347,900 FORTMLS
• 2026-03-28 Relisted — FORTMLS
• 2026-02-28 Pending — FORTMLS
• 2026-02-04 Price Changed $357,900 FORTMLS
• 2025-08-04 Listed $374,900 FORTMLS
• 2020-05-26 Sold (Public Records) $18,500 Public Records
• 2004-06-21 Sold (Public Records) $12,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $355 · +17.9% YoY. Source: county tax records.