9019 S Castle Cir · Port LaBelle, FL 33935

$268,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 112 Days on market

Built 2024 10,019 sqft lot Est $294k · 9% under

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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 +12.7/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• 1% rule +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

Check out this brand new 3 bedroom/2 bath home located in an up-and-coming area of Port Labelle that is simply booming with new construction. This sturdy CBS home features the ever-popular split floor plan, vaulted ceilings, impact resistant windows, and a covered entryway complete with an upgraded front door. The open and airy living/dining area adjoins the kitchen which boasts granite countertops, soft close cabinets and drawers, a kitchen island, and a stainless steel appliance package. The home's master bedroom has a large, walk-in closet and a spacious ensuite fitted with an array of contemporary fixtures. The home has two additional bedrooms (one could serve as a home office, media room or playroom for the kids) and a well-appointed second bathroom. The home, which is tiled throughout, sports a galvanized roof and also has a designated laundry room which provides additional storage capabilities. This home could be the perfect choice for retirees looking to downsize or a growing family as this home is ideally situated close to area schools and shopping. Don't wait - call today to schedule your private showing.

Key facts

• New construction
• Spacious kitchen
• Open-concept layout

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• PEACEFUL BACKYARD VIEWS

Property features AI

Exterior

• Parking: 3 open parking spaces
• Security: Motion detectors
• Utilities: Septic tank sewer; Water available
• Home design: Single family residence; One story; East-facing; Resale property
• Construction: Concrete/CBS construction; Metal roof; Built with public-records listed living area
• Exterior features: Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Custom mirrors; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-31 ($-378/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (19.2% below list).
• Recommended offer: $217k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Port LaBelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 16 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 $2,167/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 $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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 112 days — a 9% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $216,673 (19.2% 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. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 19% 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. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $294,168
• 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	0.21mi	3/2.0	1,499 (+5%)	7mo	$289,999	$193	76
9020 S Casa Ct	0.23mi	3/2.0	1,465 (+3%)	11mo	$349,000	$238	76
9036 W Justice Cir	0.28mi	3/2.0	1,284 (-10%)	1mo	$265,000	$206	69
9005 Bamboo Cir	0.36mi	3/2.0	1,285 (-10%)	4mo	$278,800	$217	63
9023 E Justice Cir	0.40mi	3/2.0	1,356 (-5%)	13mo	$304,000	$224	62
9065 Bamboo Cir	0.43mi	3/2.5	1,547 (+8%)	10mo	$340,000	$220	56
9010 S Indio Cir	0.62mi	4/2.0 (+1)	1,500 (+5%)	5mo	$232,000	$155	54
7006 Patriot Ct	0.72mi	3/2.0	1,324 (-7%)	3mo	$273,400	$206	51
9007 S Indio Cir	0.62mi	4/2.0 (+1)	1,500 (+5%)	9mo	$295,000	$197	50
9004 S Indio Cir	0.67mi	4/2.0 (+1)	1,500 (+5%)	9mo	$295,000	$197	48
9007 E Crow Cir	0.53mi	3/2.0	1,632 (+14%)	10mo	$289,000	$177	44
9004 Meadow Ct	0.74mi	3/2.0	1,304 (-9%)	14mo	$289,900	$222	39

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $143,920
• Equity at exit: $241,436

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $425,330
• Equity at exit: $520,665

Cash invested: $75,040 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-31

Break-even live

Break-even rent $2,207

Max offer price $262,438

Occupancy floor 96%

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.33mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.52mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.53mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.62mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.71mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.74mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.74mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.83mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.99mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.03mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.20mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.21mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.23mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.30mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.37mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $268,000 Active 112 DOM
2. 2026-06-17
   days on market $268,000 Active 111 DOM
3. 2026-06-16
   days on market $268,000 Active 110 DOM
4. 2026-06-15
   days on market $268,000 Active 109 DOM
5. 2026-06-13
   days on market $268,000 Active 107 DOM
6. 2026-06-13
   pricedays on market $268,000 Active 106 DOM
7. 2026-06-10
   days on market $278,000 Active 104 DOM
8. 2026-06-09
   days on market $278,000 Active 103 DOM
9. 2026-06-08
   days on market $278,000 Active 102 DOM
10. 2026-06-07
    days on market $278,000 Active 101 DOM
11. 2026-06-03
    days on market $278,000 Active 97 DOM
12. 2026-06-02
    days on market $278,000 Active 96 DOM
13. 2026-06-01
    days on market $278,000 Active 95 DOM
14. 2026-05-31
    days on market $278,000 Active 94 DOM
15. 2026-04-10
    price $278,000
16. 2026-02-26
    listed $278,998 Active
17. 2024-07-26
    soldstatus $264,000
18. 2024-07-25
    soldstatus $264,000 Closed 1132-char remark

    Show marketing remark (1132 chars)

    Check out this brand new 3 bedroom/2 bath home located in an up-and-coming area of Port Labelle that is simply booming with new construction. This sturdy CBS home features the ever-popular split floor plan, vaulted ceilings, impact resistant windows, and a covered entryway complete with an upgraded front door. The open and airy living/dining area adjoins the kitchen which boasts granite countertops, soft close cabinets and drawers, a kitchen island, and a stainless steel appliance package. The home's master bedroom has a large, walk-in closet and a spacious ensuite fitted with an array of contemporary fixtures. The home has two additional bedrooms (one could serve as a home office, media room or playroom for the kids) and a well-appointed second bathroom. The home, which is tiled throughout, sports a galvanized roof and also has a designated laundry room which provides additional storage capabilities. This home could be the perfect choice for retirees looking to downsize or a growing family as this home is ideally situated close to area schools and shopping. Don't wait - call today to schedule your private showing.

19. 2024-06-20
    status Pending 1132-char remark

    Show marketing remark (1132 chars)

    Check out this brand new 3 bedroom/2 bath home located in an up-and-coming area of Port Labelle that is simply booming with new construction. This sturdy CBS home features the ever-popular split floor plan, vaulted ceilings, impact resistant windows, and a covered entryway complete with an upgraded front door. The open and airy living/dining area adjoins the kitchen which boasts granite countertops, soft close cabinets and drawers, a kitchen island, and a stainless steel appliance package. The home's master bedroom has a large, walk-in closet and a spacious ensuite fitted with an array of contemporary fixtures. The home has two additional bedrooms (one could serve as a home office, media room or playroom for the kids) and a well-appointed second bathroom. The home, which is tiled throughout, sports a galvanized roof and also has a designated laundry room which provides additional storage capabilities. This home could be the perfect choice for retirees looking to downsize or a growing family as this home is ideally situated close to area schools and shopping. Don't wait - call today to schedule your private showing.

20. 2024-06-10
    listed $269,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Check out this brand new 3 bedroom/2 bath home located in an up-and-coming area of Port Labelle that is simply booming with new construction. This sturdy CBS home features the ever-popular split floor plan, vaulted ceilings, impact resistant windows, and a covered entryway complete with an upgraded front door. The open and airy living/dining area adjoins the kitchen which boasts granite countertops, soft close cabinets and drawers, a kitchen island, and a stainless steel appliance package. The home's master bedroom has a large, walk-in closet and a spacious ensuite fitted with an array of contemporary fixtures. The home has two additional bedrooms (one could serve as a home office, media room or playroom for the kids) and a well-appointed second bathroom. The home, which is tiled throughout, sports a galvanized roof and also has a designated laundry room which provides additional storage capabilities. This home could be the perfect choice for retirees looking to downsize or a growing family as this home is ideally situated close to area schools and shopping. Don't wait - call today to schedule your private showing.

21. 2016-05-17
    price $3,000 144-char remark

    Show marketing remark (144 chars)

    Nice homesite in Port LaBelle, ready for your dream home or an investment in the future of SW Florida! Central water, in an area of newer homes!

22. 2016-05-16
    soldstatus $3,000 Sold 144-char remark

    Show marketing remark (144 chars)

    Nice homesite in Port LaBelle, ready for your dream home or an investment in the future of SW Florida! Central water, in an area of newer homes!

23. 2016-05-15
    price $3,500 144-char remark

    Show marketing remark (144 chars)

    Nice homesite in Port LaBelle, ready for your dream home or an investment in the future of SW Florida! Central water, in an area of newer homes!

24. 2016-04-16
    status Pending 144-char remark

    Show marketing remark (144 chars)

    Nice homesite in Port LaBelle, ready for your dream home or an investment in the future of SW Florida! Central water, in an area of newer homes!

25. 2015-10-31
    listed $3,500 Active 144-char remark

    Show marketing remark (144 chars)

    Nice homesite in Port LaBelle, ready for your dream home or an investment in the future of SW Florida! Central water, in an area of newer homes!

26. 2004-08-27
    soldstatus $119,000
27. 2000-09-14
    historical
28. 1999-09-14
    listed $5,000

ⓘ 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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/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 2/10 Low FEMA zone X (unshaded) · 9% 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: $26,001
• − Mortgage interest: −$15,012
• − Property taxes: −$2,713
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$7,796
• Taxable loss: −$5,021
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $827/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

+5460.0% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $278,000 Beaches MLS
• 2026-02-26 Listed $278,998 Beaches MLS
• 2024-07-26 Sold (Public Records) $264,000 Public Records
• 2024-07-25 Sold (MLS) $264,000 FORTMLS
• 2024-06-20 Pending — FORTMLS
• 2024-06-10 Listed $269,000 FORTMLS
• 2016-05-17 Price Changed $3,000 FORTMLS
• 2016-05-16 Sold (MLS) $3,000 FORTMLS
• 2016-05-15 Price Changed $3,500 FORTMLS
• 2016-04-16 Pending — FORTMLS
• 2015-10-31 Listed $3,500 FORTMLS
• 2004-08-27 Sold (Public Records) $119,000 Public Records
• 2000-09-14 Listing Removed — FORTMLS
• 1999-09-14 Listed $5,000 FORTMLS

Property tax history

+30.8%/yr

Latest (2025): $2,713 · +873.5% YoY. Source: county tax records.