6049 Pecan Cir · Port LaBelle, FL 33935

$264,990

3 bd · 2.0 ba · 1,285 sqft · Land · 55 Days on market

Built 2026 10,018 sqft 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 +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• 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

Here is an amazing opportunity build your dream home in Port Labelle. A quiet lot, in the heart of this community, is backed up to the greenbelt providing extra privacy. Close to schools, shopping, restaurants and more!

Key facts

• Quartz countertops
• Vaulted ceiling
• Sliding glass doors

Tags

• OPEN-CONCEPT FLOORPLAN
• VAULTED CEILING
• SLIDING GLASS DOORS
• ISLAND-STYLE LAYOUT
• BREAKFAST BAR
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s); High-impact doors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces north; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio (open); Porch; Security/high-impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Eat-in kitchen with breakfast bar; Pantry
• Bedrooms: Includes guest quarters; Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Bathrooms feature dual sinks and separate showers (shower only in at least one bathroom)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Eat-in kitchen; Main level primary bedroom; Pantry; Shower only in bathroom(s); Separate shower; Cable TV available; Walk-in closet(s); Split bedroom layout
• 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 $265k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (17.9% below list).
• Recommended offer: $217k (17.9% 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; 20 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 $2,175/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 $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 ~$46k 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 ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $265k implies a 1225% 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 $217,460 (17.9% 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 18% 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.2

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $137,134
• Equity at exit: $238,724

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $409,579
• Equity at exit: $514,817

Cash invested: $74,197 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-113

Break-even live

Break-even rent $2,318

Max offer price $248,588

Occupancy floor —

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	0.17mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.28mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.31mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.48mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.56mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.56mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	0.69mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.70mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	0.74mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.80mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.84mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.92mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.93mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	1.04mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.07mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.08mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	1.08mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	1.09mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	1.24mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.36mi

Listing history 27 events

1. 2026-06-18
   days on market $264,990 Active 55 DOM
2. 2026-06-17
   days on market $264,990 Active 54 DOM
3. 2026-06-16
   days on market $264,990 Active 53 DOM
4. 2026-06-15
   days on market $264,990 Active 52 DOM
5. 2026-06-13
   days on market $264,990 Active 50 DOM
6. 2026-06-13
   days on market $264,990 Active 49 DOM
7. 2026-06-10
   remarks 685-char remark
8. 2026-06-10
   days on market $264,990 Active 47 DOM
9. 2026-06-09
   days on market $264,990 Active 46 DOM
10. 2026-06-08
    days on market $264,990 Active 45 DOM
11. 2026-06-07
    days on market $264,990 Active 44 DOM
12. 2026-06-03
    days on market $264,990 Active 40 DOM
13. 2026-06-02
    days on market $264,990 Active 39 DOM
14. 2026-06-01
    days on market $264,990 Active 38 DOM
15. 2026-05-31
    days on market $264,990 Active 37 DOM
16. 2026-05-11
    price $264,990
17. 2026-04-24
    listed $269,990 Active
18. 2025-08-15
    soldstatus $20,000
19. 2025-08-14
    soldstatus $20,000 Sold 219-char remark

    Show marketing remark (219 chars)

    Here is an amazing opportunity build your dream home in Port Labelle. A quiet lot, in the heart of this community, is backed up to the greenbelt providing extra privacy. Close to schools, shopping, restaurants and more!

20. 2025-06-13
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Here is an amazing opportunity build your dream home in Port Labelle. A quiet lot, in the heart of this community, is backed up to the greenbelt providing extra privacy. Close to schools, shopping, restaurants and more!

21. 2025-06-10
    price $18,000 219-char remark

    Show marketing remark (219 chars)

    Here is an amazing opportunity build your dream home in Port Labelle. A quiet lot, in the heart of this community, is backed up to the greenbelt providing extra privacy. Close to schools, shopping, restaurants and more!

22. 2025-06-09
    listed $1,800,000 Active 219-char remark

    Show marketing remark (219 chars)

    Here is an amazing opportunity build your dream home in Port Labelle. A quiet lot, in the heart of this community, is backed up to the greenbelt providing extra privacy. Close to schools, shopping, restaurants and more!

23. 2005-04-21
    soldstatus $35,000
24. 2005-03-21
    soldstatus $18,000
25. 2005-03-21
    soldstatus $25,000
26. 2005-03-03
    soldstatus $25,000 39-char remark

    Show marketing remark (39 chars)

    Great Building lot in Growing Community

27. 1997-08-14
    soldstatus $17,900

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,095
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$7,709
• Taxable loss: −$5,932
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $63/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

+1380.4% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $264,990 FORTMLS
• 2026-04-24 Listed $269,990 FORTMLS
• 2025-08-15 Sold (Public Records) $20,000 Public Records
• 2025-08-14 Sold (MLS) $20,000 NAPLESMLS
• 2025-06-13 Pending — NAPLESMLS
• 2025-06-10 Price Changed $18,000 NAPLESMLS
• 2025-06-09 Listed $1,800,000 NAPLESMLS
• 2005-04-21 Sold (Public Records) $35,000 Public Records
• 2005-03-21 Sold (Public Records) $25,000 Public Records
• 2005-03-21 Sold (Public Records) $18,000 Public Records
• 2005-03-03 Sold (MLS) $25,000 FORTMLS
• 1997-08-14 Sold (Public Records) $17,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $363 · +17.2% YoY. Source: county tax records.