9004 W Justice Cir · Port LaBelle, FL 33935

$259,900

3 bd · 2.0 ba · 1,292 sqft · Land · 55 Days on market

Built 2025 0.25 ac 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).

• Cash flow +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.3/10.0
• 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

PLEASE NOTE: HOME IN PICTURES IS A SIMILAR HOME OF THE SAME MODEL. COLORS AND INTERIOR DESIGN ARE SUBJECT TO CHANGE. HOME IS UNDER CONSTRUCTION — BUYER CAN STILL PICK COLORS! Step into your dream 3-bedroom, 2-bath home! You're welcomed by a beautiful foyer that sets the tone for the rest of the home. Featuring high and tray ceilings, stunning porcelain tile flooring, and quartz countertops throughout, this home blends modern style with everyday comfort. Enjoy an abundance of sleek, modern lighting both inside and out. The luxurious primary suite includes a spa-like shower and convenient his-and-hers sinks. Situated on an oversized lot at the end of a quiet cul-de-sac, this home offers space, privacy, and tranquility. The rear property belongs to the city, so you won’t have to worry about anyone building behind you. Step outside to a lovely screened-in porch, ideal for relaxing or entertaining guests. Located close to top-rated schools, shopping centers, and surrounded by beautiful new homes, this property offers the perfect combination of location, luxury, and lifestyle. Don’t miss your chance to own your own slice of paradise!

Key facts

• Quartz countertops
• Dual vanities
• Walk-in closet

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• DUAL VANITIES

Property features AI

Finance

• Other: Lot is rectangular with paved public road access; Lot exposures: Southwest; Lot dimensions approximately 90 x 125 x 85 x 125; Zoning: RG-3
• Financial info: Pets allowed
• HOA & community: No association fees reported

Exterior

• Parking: Attached garage (1 garage space); Covered parking (1 covered space); Driveway with paved access; Garage with opener; Two parking spaces noted
• Security: Smoke detectors; Impact doors
• Utilities: Public water; Septic tank sewage; Cable available
• Home design: Single-story; Entry level: 1; Northeast facing; Raised foundation; New construction (with building permit)
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Patio; Security/high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Freezer; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker
• Bedrooms: Two bedrooms (11 x 10 each); Master bedroom (14 x 14)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Shower-only master/primary bath with separate shower
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Impact glass windows; Unfurnished; High ceilings; Vaulted ceilings; Living/Dining room; Main-level primary bedroom; Bedroom on main level; Split bedroom layout; Walk-in closet(s); Separate shower (shower only); Smart home features
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.3% below list).
• Recommended offer: $215k (17.3% 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: 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; 17 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 $2,149/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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 13579% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $214,898 (17.3% 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 55 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.1

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $135,313
• Equity at exit: $234,139

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $403,467
• Equity at exit: $504,929

Cash invested: $72,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-98

Break-even live

Break-even rent $2,274

Max offer price $245,659

Occupancy floor 100%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.18mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.43mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.44mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.49mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.59mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.70mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.70mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.77mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.95mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.02mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.14mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.15mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.18mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.21mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.30mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	1.35mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.41mi

Listing history 29 events

1. 2026-06-18
   days on market $259,900 Active 55 DOM
2. 2026-06-17
   days on market $259,900 Active 54 DOM
3. 2026-06-16
   days on market $259,900 Active 53 DOM
4. 2026-06-15
   days on market $259,900 Active 52 DOM
5. 2026-06-13
   days on market $259,900 Active 50 DOM
6. 2026-06-13
   days on market $259,900 Active 49 DOM
7. 2026-06-10
   days on market $259,900 Active 47 DOM
8. 2026-06-09
   days on market $259,900 Active 46 DOM
9. 2026-06-08
   days on market $259,900 Active 45 DOM
10. 2026-06-07
    pricedays on market $259,900 Active 44 DOM
11. 2026-06-03
    days on market $269,900 Active 40 DOM
12. 2026-06-02
    days on market $269,900 Active 39 DOM
13. 2026-06-01
    days on market $269,900 Active 38 DOM
14. 2026-05-31
    days on market $269,900 Active 37 DOM
15. 2026-05-12
    price $269,900
16. 2026-04-25
    price $279,900
17. 2026-04-25
    listed $1,900
18. 2026-04-24
    listed $270,000 Active
19. 2025-09-29
    soldstatus $340,000 Closed 1164-char remark

    Show marketing remark (1164 chars)

    PLEASE NOTE: HOME IN PICTURES IS A SIMILAR HOME OF THE SAME MODEL. COLORS AND INTERIOR DESIGN ARE SUBJECT TO CHANGE. HOME IS UNDER CONSTRUCTION — BUYER CAN STILL PICK COLORS! Step into your dream 3-bedroom, 2-bath home! You're welcomed by a beautiful foyer that sets the tone for the rest of the home. Featuring high and tray ceilings, stunning porcelain tile flooring, and quartz countertops throughout, this home blends modern style with everyday comfort. Enjoy an abundance of sleek, modern lighting both inside and out. The luxurious primary suite includes a spa-like shower and convenient his-and-hers sinks. Situated on an oversized lot at the end of a quiet cul-de-sac, this home offers space, privacy, and tranquility. The rear property belongs to the city, so you won’t have to worry about anyone building behind you. Step outside to a lovely screened-in porch, ideal for relaxing or entertaining guests. Located close to top-rated schools, shopping centers, and surrounded by beautiful new homes, this property offers the perfect combination of location, luxury, and lifestyle. Don’t miss your chance to own your own slice of paradise!

20. 2025-09-02
    status Pending 1164-char remark

    Show marketing remark (1164 chars)

    PLEASE NOTE: HOME IN PICTURES IS A SIMILAR HOME OF THE SAME MODEL. COLORS AND INTERIOR DESIGN ARE SUBJECT TO CHANGE. HOME IS UNDER CONSTRUCTION — BUYER CAN STILL PICK COLORS! Step into your dream 3-bedroom, 2-bath home! You're welcomed by a beautiful foyer that sets the tone for the rest of the home. Featuring high and tray ceilings, stunning porcelain tile flooring, and quartz countertops throughout, this home blends modern style with everyday comfort. Enjoy an abundance of sleek, modern lighting both inside and out. The luxurious primary suite includes a spa-like shower and convenient his-and-hers sinks. Situated on an oversized lot at the end of a quiet cul-de-sac, this home offers space, privacy, and tranquility. The rear property belongs to the city, so you won’t have to worry about anyone building behind you. Step outside to a lovely screened-in porch, ideal for relaxing or entertaining guests. Located close to top-rated schools, shopping centers, and surrounded by beautiful new homes, this property offers the perfect combination of location, luxury, and lifestyle. Don’t miss your chance to own your own slice of paradise!

21. 2025-08-02
    listed $345,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    PLEASE NOTE: HOME IN PICTURES IS A SIMILAR HOME OF THE SAME MODEL. COLORS AND INTERIOR DESIGN ARE SUBJECT TO CHANGE. HOME IS UNDER CONSTRUCTION — BUYER CAN STILL PICK COLORS! Step into your dream 3-bedroom, 2-bath home! You're welcomed by a beautiful foyer that sets the tone for the rest of the home. Featuring high and tray ceilings, stunning porcelain tile flooring, and quartz countertops throughout, this home blends modern style with everyday comfort. Enjoy an abundance of sleek, modern lighting both inside and out. The luxurious primary suite includes a spa-like shower and convenient his-and-hers sinks. Situated on an oversized lot at the end of a quiet cul-de-sac, this home offers space, privacy, and tranquility. The rear property belongs to the city, so you won’t have to worry about anyone building behind you. Step outside to a lovely screened-in porch, ideal for relaxing or entertaining guests. Located close to top-rated schools, shopping centers, and surrounded by beautiful new homes, this property offers the perfect combination of location, luxury, and lifestyle. Don’t miss your chance to own your own slice of paradise!

22. 2025-03-28
    historical
23. 2025-01-17
    listed $299,900 Active
24. 2023-08-18
    soldstatus $17,000 Sold
25. 2023-07-20
    status Pending
26. 2023-07-07
    price $17,000
27. 2023-07-05
    price $17,500
28. 2023-07-05
    price $18,000
29. 2023-06-28
    listed $18,500 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $25,788
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$7,561
• Taxable loss: −$5,655
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $176/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

+1358.9% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $269,900 FORTMLS
• 2026-04-25 Price Changed $279,900 FORTMLS
• 2026-04-25 Listed for Rent $1,900 FGCMLS
• 2026-04-24 Listed $270,000 FORTMLS
• 2025-09-29 Sold (MLS) $340,000 FORTMLS
• 2025-09-02 Pending — FORTMLS
• 2025-08-02 Listed $345,000 FORTMLS
• 2025-03-28 Listing Removed — FORTMLS
• 2025-01-17 Listed $299,900 FORTMLS
• 2023-08-18 Sold (MLS) $17,000 NAPLESMLS
• 2023-07-20 Pending — NAPLESMLS
• 2023-07-07 Price Changed $17,000 NAPLESMLS
• 2023-07-05 Price Changed $17,500 NAPLESMLS
• 2023-07-05 Price Changed $18,000 NAPLESMLS
• 2023-06-28 Listed $18,500 NAPLESMLS

Property tax history

+12.0%/yr

Latest (2025): $497 · +9.2% YoY. Source: county tax records.