9019 E Crow Cir · Port LaBelle, FL 33935

$289,900

3 bd · 2.0 ba · — sqft · Land · 17 Days on market

Built 2025 ↓ 47% since listing

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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
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Check out this cleared oversized quarter acre in Port Labelle! Surrounded by new construction everywhere. Come get your taste of paradise in this quickly growing area. Buy now and build your dream home on this huge quarter acre parcel, or hold for future investment. Taxes are LOW and there are no time restrictions on building, build when YOU'RE ready!

Key facts

• Covered front porch
• Cathedral ceilings
• Tile flooring

Tags

• TILE FLOORING
• IMPACT RESISTANT WINDOWS
• CATHEDRAL CEILINGS
• COVERED FRONT PORCH
• COVERED BACK PORCH
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association amenities include guest suites; Non-gated community

Exterior

• Parking: Two parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; High speed internet available; Cable not available
• Home design: Single-story; Under construction; Faces west; Lot exposure to the east; Single-family zoning; Rectangular lot (approx. 0.27 acres, 80 x 125 x 80 x 125)
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Open patio and porch; Patio; Porch; Room for pool; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Built-in features; Cathedral ceilings; Dual sinks; Family/Dining room; Living/Dining room; Pantry; Split bedrooms; Shower only with separate shower; Cable TV available; High speed internet available; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (27.2% below list).
• Recommended offer: $211k (27.2% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 44% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $18k; list at $290k implies a 1511% 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 $211,110 (27.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 11.4

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $136,540
• Equity at exit: $261,165

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $418,964
• Equity at exit: $563,212

Cash invested: $81,172 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-336

Break-even live

Break-even rent $2,536

Max offer price $241,329

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-235	+0% $-336	+5% $-436	+10% $-536
Rent	-10% $-502	-5% $-419	+0% $-336	+5% $-252	+10% $-169
Rate	-1.0pp $-190	-0.5pp $-262	base $-336	+0.5pp $-411	+1.0pp $-487

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.10mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.11mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.29mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	0.30mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.55mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.55mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.57mi
9020 W Mac Ct Unit Na LaBelle, FL	3.0	2.0	—	$2,200	—	15d	1	0.60mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	0.61mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.65mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.74mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.75mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.77mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	0.94mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.03mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.10mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.12mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.17mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	1.29mi

Listing history 25 events

1. 2026-06-18
   days on market $289,900 Active 17 DOM
2. 2026-06-17
   days on market $289,900 Active 16 DOM
3. 2026-06-16
   days on market $289,900 Active 15 DOM
4. 2026-06-15
   days on market $289,900 Active 14 DOM
5. 2026-06-13
   days on market $289,900 Active 12 DOM
6. 2026-06-13
   days on market $289,900 Active 11 DOM
7. 2026-06-10
   days on market $289,900 Active 9 DOM
8. 2026-06-09
   days on market $289,900 Active 8 DOM
9. 2026-06-08
   days on market $289,900 Active 7 DOM
10. 2026-06-07
    days on market $289,900 Active 6 DOM
11. 2026-06-03
    days on market $289,900 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $289,900 Active 1 DOM
13. 2026-06-01
    days on market $289,900 Active 294 DOM
14. 2026-05-31
    days on market $289,900 Active 293 DOM
15. 2026-03-30
    price $289,900
16. 2026-02-12
    historical
17. 2025-10-09
    price $299,900
18. 2025-10-07
    price $299,900
19. 2025-08-12
    listed $304,900 Active
20. 2025-08-11
    listed $304,900 Active
21. 2023-04-28
    soldstatus $18,000 Closed 353-char remark

    Show marketing remark (353 chars)

    Check out this cleared oversized quarter acre in Port Labelle! Surrounded by new construction everywhere. Come get your taste of paradise in this quickly growing area. Buy now and build your dream home on this huge quarter acre parcel, or hold for future investment. Taxes are LOW and there are no time restrictions on building, build when YOU'RE ready!

22. 2023-03-28
    status Pending 353-char remark

    Show marketing remark (353 chars)

    Check out this cleared oversized quarter acre in Port Labelle! Surrounded by new construction everywhere. Come get your taste of paradise in this quickly growing area. Buy now and build your dream home on this huge quarter acre parcel, or hold for future investment. Taxes are LOW and there are no time restrictions on building, build when YOU'RE ready!

23. 2023-03-20
    listed $18,900 Active 353-char remark

    Show marketing remark (353 chars)

    Check out this cleared oversized quarter acre in Port Labelle! Surrounded by new construction everywhere. Come get your taste of paradise in this quickly growing area. Buy now and build your dream home on this huge quarter acre parcel, or hold for future investment. Taxes are LOW and there are no time restrictions on building, build when YOU'RE ready!

24. 2004-05-03
    soldstatus $13,500
25. 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.

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: $25,333
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$8,433
• Taxable loss: −$9,190
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-1,822/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

-47.3% since first listed

11 events — show timeline

• 2026-03-30 Price Changed $289,900 FORTMLS
• 2026-02-12 Listing Removed — MARMLS
• 2025-10-09 Price Changed $299,900 MARMLS
• 2025-10-07 Price Changed $299,900 FORTMLS
• 2025-08-12 Listed $304,900 MARMLS
• 2025-08-11 Listed $304,900 FORTMLS
• 2023-04-28 Sold (MLS) $18,000 FORTMLS
• 2023-03-28 Pending — FORTMLS
• 2023-03-20 Listed $18,900 FORTMLS
• 2004-05-03 Sold (Public Records) $13,500 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $499 · +9.2% YoY. Source: county tax records.