6040 Kumquat Cir · Port LaBelle, FL 33935

$299,900

3 bd · 2.0 ba · 1,705 sqft · SingleFamily public records · 107 Days on market

Built 2022 0.29 ac lot Est $322k · 7% under ↓ 6% 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).

• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0

Listing remarks

Welcome to this beautiful 2022-built home offering 3 bedrooms and 2 bathrooms, perfectly situated on a spacious . 29-acre corner lot. This move-in-ready property features a bright and functional layout with tile flooring throughout the main living and dining areas, creating a clean and modern feel. The kitchen is equipped with stainless steel appliances and opens seamlessly to the living and dining spaces, making it perfect for everyday living and entertaining. The primary suite offers a comfortable retreat with two walk-in closets, dual sinks, and a walk-in shower. Enjoy the convenience of being close to local schools, shopping, and everyday amenities, while still having easy access to For

Key facts

• Dual sinks
• Walk-in closets
• Tile flooring

Tags

• CORNER LOT
• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSETS
• DUAL SINKS
• WALK-IN SHOWER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association includes trash (no association fee listed); Non-gated community

Exterior

• Parking: Attached garage (2 covered spaces)
• Security: Security/high impact doors
• Utilities: Cable available; Public water; Septic tank
• Home design: Single-story; Entry level: 1; Faces east; Resale property
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Security/high impact doors; Patio; Lanai; Porch; Screened patio/porch

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: Screened porch listed as a room type
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Dual sinks; Living/dining room; Shower only (separate shower); Walk-in closets; Split bedrooms; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.7% below list).
• Recommended offer: $220k (26.7% 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: amenities F, commute F, employment 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.
• Zoned schools: Country Oaks Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 893 students, 75% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,198/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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $219,834 (26.7% 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 107 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $322,245
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6220 Forest Ct	0.12mi	4/2.0 (+1)	1,666 (-2%)	9mo	$285,990	$172	78
6031 Keystone Cir	0.10mi	4/2.0 (+1)	1,828 (+7%)	2mo	$286,999	$157	76
8033 Buttercup Cir	0.21mi	4/3.0 (+1)	1,715 (+1%)	7mo	$360,000	$210	75
8304 Lena Ct	0.34mi	3/2.0	1,572 (-8%)	0mo	$299,900	$191	71
7016 Tide Cir	0.49mi	4/3.0 (+1)	1,716 (+1%)	7mo	$364,900	$213	61
6069 S Moss Cir	0.44mi	3/2.0	1,494 (-12%)	0mo	$282,000	$189	58
8019 Oakleaf Cir	0.28mi	4/2.0 (+1)	1,511 (-11%)	8mo	$175,000	$116	56
7003 S Rich Ct	0.73mi	4/2.0 (+1)	1,828 (+7%)	3mo	$279,999	$153	46
7006 Rich Cir	0.65mi	3/2.0	1,880 (+10%)	9mo	$350,000	$186	45
7018 Waldo Cir	0.71mi	3/2.0	1,535 (-10%)	9mo	$305,000	$199	42
7033 Ramrod Cir	0.73mi	4/2.0 (+1)	1,828 (+7%)	8mo	$320,000	$175	42
7007 Ramrod Cir	0.75mi	3/2.0	1,530 (-10%)	10mo	$305,000	$199	40

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $142,661
• Equity at exit: $270,174

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $436,444
• Equity at exit: $582,640

Cash invested: $83,972 (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: 950
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$364 /mo · $4,368/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-325

Break-even live

Break-even rent $2,610

Max offer price $242,490

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-240	+0% $-325	+5% $-410	+10% $-495
Rent	-10% $-499	-5% $-412	+0% $-325	+5% $-238	+10% $-151
Rate	-1.0pp $-174	-0.5pp $-249	base $-325	+0.5pp $-403	+1.0pp $-482

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.16mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.42mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.46mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.49mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.57mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.63mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.67mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.67mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.73mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.83mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.84mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	0.87mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	0.90mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	0.97mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.00mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.01mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.05mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.05mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.12mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.38mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	1.43mi

Listing history 29 events

1. 2026-06-22
   days on market $299,900 Active 107 DOM
2. 2026-06-18
   days on market $299,900 Active 104 DOM
3. 2026-06-17
   days on market $299,900 Active 103 DOM
4. 2026-06-16
   days on market $299,900 Active 102 DOM
5. 2026-06-15
   days on market $299,900 Active 101 DOM
6. 2026-06-13
   days on market $299,900 Active 99 DOM
7. 2026-06-13
   days on market $299,900 Active 98 DOM
8. 2026-06-10
   days on market $299,900 Active 96 DOM
9. 2026-06-09
   days on market $299,900 Active 95 DOM
10. 2026-06-08
    days on market $299,900 Active 94 DOM
11. 2026-06-07
    days on market $299,900 Active 93 DOM
12. 2026-06-03
    days on market $299,900 Active 89 DOM
13. 2026-06-02
    days on market $299,900 Active 88 DOM
14. 2026-06-01
    days on market $299,900 Active 87 DOM
15. 2026-05-31
    days on market $299,900 Active 86 DOM
16. 2026-04-21
    price $299,900
17. 2026-03-06
    listed $324,900 Active
18. 2026-02-04
    historical
19. 2025-10-17
    price $335,000
20. 2025-07-04
    price $339,339
21. 2025-05-17
    price $350,000
22. 2025-05-05
    price $333,000
23. 2025-02-06
    listed $330,000 Active
24. 2025-01-12
    status Active
25. 2024-12-07
    status Active
26. 2024-08-29
    price $340,000
27. 2024-08-14
    price $336,000
28. 2024-08-04
    price $330,000
29. 2024-06-26
    listed $320,000 Active

ⓘ 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: $4,368 · $364/mo
• Projected year-2 tax: $4,368 · $364/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,380
• − Mortgage interest: −$16,799
• − Property taxes: −$4,368
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$8,724
• Taxable loss: −$9,232
• Est. tax savings @ 24.0%: +$2,216
• After-tax cash flow: $-1,684/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

-6.3% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $299,900 FORTMLS
• 2026-03-06 Listed $324,900 FORTMLS
• 2026-02-04 Listing Removed — MARMLS
• 2025-10-17 Price Changed $335,000 MARMLS
• 2025-07-04 Price Changed $339,339 MARMLS
• 2025-05-17 Price Changed $350,000 MARMLS
• 2025-05-05 Price Changed $333,000 MARMLS
• 2025-02-06 Listed $330,000 MARMLS
• 2025-01-12 Relisted — MARMLS
• 2024-12-07 Relisted — MARMLS
• 2024-08-29 Price Changed $340,000 MARMLS
• 2024-08-14 Price Changed $336,000 MARMLS
• 2024-08-04 Price Changed $330,000 MARMLS
• 2024-06-26 Listed $320,000 MARMLS

Property tax history

+36.3%/yr

Latest (2025): $4,368 · +0.7% YoY. Source: county tax records.