9022 S Largo Ct · Port LaBelle, FL 33935

$319,999

4 bd · 2.0 ba · 1,828 sqft · Land · 7 Days on market

Built 2026 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).

• 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

Build your dream home on this 0.23-acre (10,018.8 sq ft) residential lot, nestled in the tranquil and private community of Banyan Village. Conveniently located between LaBelle and Clewiston, this property offers the ideal blend of peaceful seclusion and easy access to local shops, schools, and essential services. Don't miss your chance to claim a piece of Florida paradise in this emerging community!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (27.1% below list).
• Recommended offer: $233k (27.1% 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 17d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,331/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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $20k; list at $320k implies a 1500% 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 $233,129 (27.1% 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: 4.91%
• Cash-on-cash: -4.95%
• 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: $150,767
• Equity at exit: $288,280

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $462,573
• Equity at exit: $621,688

Cash invested: $89,600 (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: $2,331 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-370

Break-even live

Break-even rent $2,799

Max offer price $266,500

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-259	+0% $-370	+5% $-480	+10% $-591
Rent	-10% $-554	-5% $-462	+0% $-370	+5% $-278	+10% $-186
Rate	-1.0pp $-209	-0.5pp $-288	base $-370	+0.5pp $-453	+1.0pp $-537

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.14mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.14mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	0.18mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.22mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.26mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	4d	1	0.36mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.38mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	0.40mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	4d	1	0.55mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.65mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	0.72mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	0.78mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	0.84mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.87mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	4d	1	0.91mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	1.09mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.34mi

Listing history 12 events

1. 2026-04-06
   status Pending
2. 2026-03-30
   listed $319,999 Active
3. 2025-09-18
   soldstatus $20,000 Closed 402-char remark

   Show marketing remark (402 chars)

   Build your dream home on this 0.23-acre (10,018.8 sq ft) residential lot, nestled in the tranquil and private community of Banyan Village. Conveniently located between LaBelle and Clewiston, this property offers the ideal blend of peaceful seclusion and easy access to local shops, schools, and essential services. Don't miss your chance to claim a piece of Florida paradise in this emerging community!

4. 2025-09-18
   soldstatus $20,000

   Show marketing remark (402 chars)

   Build your dream home on this 0.23-acre (10,018.8 sq ft) residential lot, nestled in the tranquil and private community of Banyan Village. Conveniently located between LaBelle and Clewiston, this property offers the ideal blend of peaceful seclusion and easy access to local shops, schools, and essential services. Don't miss your chance to claim a piece of Florida paradise in this emerging community!

5. 2025-06-11
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Build your dream home on this 0.23-acre (10,018.8 sq ft) residential lot, nestled in the tranquil and private community of Banyan Village. Conveniently located between LaBelle and Clewiston, this property offers the ideal blend of peaceful seclusion and easy access to local shops, schools, and essential services. Don't miss your chance to claim a piece of Florida paradise in this emerging community!

6. 2025-05-19
   listed $23,000 Active 402-char remark

   Show marketing remark (402 chars)

   Build your dream home on this 0.23-acre (10,018.8 sq ft) residential lot, nestled in the tranquil and private community of Banyan Village. Conveniently located between LaBelle and Clewiston, this property offers the ideal blend of peaceful seclusion and easy access to local shops, schools, and essential services. Don't miss your chance to claim a piece of Florida paradise in this emerging community!

7. 2016-05-17
   price $3,000 143-char remark

   Show marketing remark (143 chars)

   Nice corner homesite in Port LaBelle! Central water, and a great location for your new dream home or an investment in the future of SW Florida!

8. 2016-05-16
   soldstatus $3,000 Sold 143-char remark

   Show marketing remark (143 chars)

   Nice corner homesite in Port LaBelle! Central water, and a great location for your new dream home or an investment in the future of SW Florida!

9. 2016-05-15
   price $3,500 143-char remark

   Show marketing remark (143 chars)

   Nice corner homesite in Port LaBelle! Central water, and a great location for your new dream home or an investment in the future of SW Florida!

10. 2016-03-26
    status Pending 143-char remark

    Show marketing remark (143 chars)

    Nice corner homesite in Port LaBelle! Central water, and a great location for your new dream home or an investment in the future of SW Florida!

11. 2015-10-31
    listed $3,500 Active 143-char remark

    Show marketing remark (143 chars)

    Nice corner homesite in Port LaBelle! Central water, and a great location for your new dream home or an investment in the future of SW Florida!

12. 2004-08-27
    soldstatus $119,000

ⓘ 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 2/10 Low
• 🌡 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: $27,975
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$9,309
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-2,004/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

+168.9% since first listed

12 events — show timeline

• 2026-04-06 Pending — NAPLESMLS
• 2026-03-30 Listed $319,999 NAPLESMLS
• 2025-09-18 Sold (Public Records) $20,000 Public Records
• 2025-09-18 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Listed $23,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-17 Price Changed $3,000 FORTMLS
• 2016-05-16 Sold (MLS) $3,000 FORTMLS
• 2016-05-15 Price Changed $3,500 FORTMLS
• 2016-03-26 Pending — FORTMLS
• 2015-10-31 Listed $3,500 FORTMLS
• 2004-08-27 Sold (Public Records) $119,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $367 · +16.8% YoY. Source: county tax records.