6031 N Moss Cir · Port LaBelle, FL 33935

$248,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 96 Days on market

Built 2019 0.32 ac lot Est $261k · at est.

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Why this score? — see what drove the C- 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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this cozy 3-bedroom, 2-bathroom CBS home conveniently located near Route 80. This beautifully designed residence offers both comfort and accessibility, making it an ideal choice for families or anyone looking for easy commutes. With a solid CBS construction, this home ensures durability and peace of mind with an oversized fenced in yard. You have the privacy in your backyard. Experience the perfect blend of convenience and comfort in this delightful home, perfectly situated for your lifestyle needs.

Key facts

• 0.32 acre lot
• Built 2019
• Listed 96 days

Tags

• OVERSIZED FENCED IN YARD
• PRIVACY IN YOUR BACKYARD

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No association fee

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable not available
• Home design: Resale property; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Oversized lot; North exposure; Irrigation included in assessment

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: Built-in features; Eat-in kitchen; Shower only with separate shower; Split bedroom layout; Double-hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $70 ($840/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (8.8% below list).
• Recommended offer: $226k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.1% in Port LaBelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,262/mo this rent would consume 48% 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 $27k of equity ($2k loan paydown + $25k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $225,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $260,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6009 S Moss Cir	0.37mi	3/2.0	1,212 (+8%)	11mo	$260,000	$215	60
6008 S Moss Cir	0.34mi	3/2.0	1,220 (+9%)	13mo	$309,900	$254	58
6018 S Moss Cir	0.42mi	2/2.0 (-1)	1,032 (-8%)	11mo	$240,000	$233	53
1167 Greenwood Ave	0.71mi	2/2.0 (-1)	1,100 (-2%)	23mo	$250,000	$227	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: 25.2%
• Equity multiple: 3.01×
• Total profit: $139,561
• Equity at exit: $223,418

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $407,550
• Equity at exit: $481,809

Cash invested: $69,440 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$313 /mo · $3,761/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $70

Break-even live

Break-even rent $2,174

Max offer price $248,000

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $140	+0% $70	+5% $0	+10% $-70
Rent	-10% $-109	-5% $-19	+0% $70	+5% $159	+10% $249
Rate	-1.0pp $195	-0.5pp $133	base $70	+0.5pp $6	+1.0pp $-60

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.21mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	20d	1	0.93mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	0.96mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	1.02mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	1.11mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	24d	1	1.30mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	1.33mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $248,000 Active 96 DOM
2. 2026-06-17
   days on market $248,000 Active 95 DOM
3. 2026-06-16
   days on market $248,000 Active 94 DOM
4. 2026-06-15
   days on market $248,000 Active 93 DOM
5. 2026-06-13
   days on market $248,000 Active 91 DOM
6. 2026-06-13
   days on market $248,000 Active 90 DOM
7. 2026-06-10
   days on market $248,000 Active 88 DOM
8. 2026-06-09
   days on market $248,000 Active 87 DOM
9. 2026-06-08
   days on market $248,000 Active 86 DOM
10. 2026-06-07
    days on market $248,000 Active 85 DOM
11. 2026-06-03
    days on market $248,000 Active 81 DOM
12. 2026-06-02
    days on market $248,000 Active 80 DOM
13. 2026-06-01
    days on market $248,000 Active 79 DOM
14. 2026-05-31
    days on market $248,000 Active 78 DOM
15. 2026-04-14
    price $248,000
16. 2026-03-14
    listed $250,000 Active
17. 2024-04-10
    soldstatus $235,000
18. 2018-05-21
    soldstatus $32,000
19. 2005-02-10
    soldstatus $13,000

ⓘ 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: $3,761 · $313/mo
• Projected year-2 tax: $3,761 · $313/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 6/10 Major FEMA zone X (unshaded) · 75% 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: $27,149
• − Mortgage interest: −$13,892
• − Property taxes: −$3,761
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$7,215
• Taxable loss: −$3,303
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $1,632/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

+1807.7% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $248,000 FORTMLS
• 2026-03-14 Listed $250,000 FORTMLS
• 2024-04-10 Sold (Public Records) $235,000 Public Records
• 2018-05-21 Sold (Public Records) $32,000 Public Records
• 2005-02-10 Sold (Public Records) $13,000 Public Records

Property tax history

+34.3%/yr

Latest (2025): $3,761 · +78.7% YoY. Source: county tax records.