6010 Acorn Cir · Port LaBelle, FL 33935

$329,900

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 377 Days on market

Built 2025 10,018 sqft lot Est $300k · 10% over

---

Why this score? — see what drove the F 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 +6.3/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.6/10.0

Listing remarks

Beautiful NEW CONSTRUCTION HOME! Offers a wonderful living room and dining area. Kitchen cabinets soft-close with quartz countertops, modern design, features a large quartz island with plenty of room for seating, Stainless steel appliances, dual floating master vanities, High efficiency HVAC system, exterior soffit lighting. IMPACT RESISTANT WINDOWS AND DOORS. Builder is offering 2% Of purchase price in concessions to buyers that can be used toward closing costs.

Key facts

• Quartz countertops
• Living room
• Dining area

Tags

• NEW CONSTRUCTION HOME
• LIVING ROOM
• DINING AREA
• SOFT-CLOSE KITCHEN CABINETS
• QUARTZ COUNTERTOPS
• LARGE QUARTZ ISLAND

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: High-impact/security doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Entry level: 1; Faces northwest
• Construction: Block and concrete construction with stucco finish; Shingle roof; New construction
• Exterior features: Patio; Awnings; Security/high-impact doors; Rectangular, paved lot; Lot dimensions approximately 80 x 126 x 80 x 126; Lot exposure: Southeast

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Separate/formal dining room; Custom mirrors; Pantry; Walk-in pantry; Shower-only bath with separate shower
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-580 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (32.5% below list).
• Recommended offer: $223k (32.5% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,227/mo this rent would consume 47% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $330k implies a 1683% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,691 (32.5% 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 377 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.53%
• DSCR: 0.66
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $299,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6069 S Moss Cir	0.39mi	3/2.0	1,494 (-3%)	0mo	$282,000	$189	76
6010 S Moss Cir	0.31mi	3/2.0	1,637 (+6%)	10mo	$280,000	$171	67
6046 Longfellow Ct	0.41mi	3/2.5	1,547 (+0%)	14mo	$345,000	$223	67
6005 Free Ln	0.25mi	3/2.0	1,622 (+5%)	16mo	$310,000	$191	66
8056 Sunrise Cir	0.55mi	3/2.0	1,565 (+1%)	16mo	$290,000	$185	58
4544 Springview Cir	0.21mi	2/2.0 (-1)	1,344 (-13%)	9mo	$215,000	$160	56
8081 Sunrise Cir	0.50mi	4/2.0 (+1)	1,629 (+6%)	8mo	$347,500	$213	56
8044 Buttercup Cir	0.64mi	3/2.0	1,324 (-14%)	2mo	$259,900	$196	44
8054 Sunrise	0.57mi	4/2.0 (+1)	1,662 (+8%)	14mo	$339,900	$205	44
8042 Buttercup Cir	0.66mi	3/2.0	1,324 (-14%)	3mo	$271,900	$205	43
6013 Kumquat Cir	0.64mi	4/2.0 (+1)	1,666 (+8%)	14mo	$294,990	$177	40
8052 Sunrise Cir	0.58mi	3/2.0	1,367 (-12%)	17mo	$265,000	$194	39

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $142,829
• Equity at exit: $297,200

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $449,774
• Equity at exit: $640,923

Cash invested: $92,372 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$471 /mo · $5,656/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-580

Break-even live

Break-even rent $2,961

Max offer price $227,515

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	0.06mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	0.82mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	0.93mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.95mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.00mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.01mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	19d	1	1.06mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	3d	1	1.11mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	23d	1	1.12mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.26mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	1.29mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	1.30mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	1.41mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	23d	1	1.42mi

Listing history 29 events

1. 2026-06-18
   days on market $329,900 Active 377 DOM
2. 2026-06-17
   days on market $329,900 Active 376 DOM
3. 2026-06-16
   days on market $329,900 Active 375 DOM
4. 2026-06-15
   days on market $329,900 Active 374 DOM
5. 2026-06-13
   days on market $329,900 Active 371 DOM
6. 2026-06-10
   days on market $329,900 Active 369 DOM
7. 2026-06-09
   days on market $329,900 Active 368 DOM
8. 2026-06-08
   days on market $329,900 Active 367 DOM
9. 2026-06-07
   days on market $329,900 Active 366 DOM
10. 2026-06-03
    days on market $329,900 Active 362 DOM
11. 2026-06-02
    days on market $329,900 Active 361 DOM
12. 2026-06-01
    days on market $329,900 Active 360 DOM
13. 2026-05-31
    days on market $329,900 Active 359 DOM
14. 2026-05-20
    price $329,900
15. 2026-04-21
    price $339,900
16. 2026-02-04
    price $341,900
17. 2025-12-04
    status Active
18. 2025-12-03
    historical
19. 2025-06-03
    listed $348,900 Active
20. 2025-06-03
    historical
21. 2025-05-19
    listed $348,900 Active
22. 2025-05-17
    historical
23. 2025-03-04
    price $339,900
24. 2025-02-11
    listed $349,000 Active
25. 2025-02-10
    historical
26. 2025-01-21
    listed $349,000 Active
27. 2020-05-26
    soldstatus $18,500
28. 2004-07-12
    soldstatus $16,000
29. 2004-04-29
    soldstatus $4,700

ⓘ 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: $5,656 · $471/mo
• Projected year-2 tax: $5,656 · $471/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $26,723
• − Mortgage interest: −$18,480
• − Property taxes: −$5,656
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$9,597
• Taxable loss: −$12,935
• Est. tax savings @ 24.0%: +$3,104
• After-tax cash flow: $-3,851/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

+6919.1% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $329,900 FORTMLS
• 2026-04-21 Price Changed $339,900 FORTMLS
• 2026-02-04 Price Changed $341,900 FORTMLS
• 2025-12-04 Relisted — FORTMLS
• 2025-12-03 Listing Removed — FORTMLS
• 2025-06-03 Listing Removed — FORTMLS
• 2025-06-03 Listed $348,900 FORTMLS
• 2025-05-19 Listed $348,900 FORTMLS
• 2025-05-17 Listing Removed — FORTMLS
• 2025-03-04 Price Changed $339,900 FORTMLS
• 2025-02-11 Listed $349,000 FORTMLS
• 2025-02-10 Listing Removed — FORTMLS
• 2025-01-21 Listed $349,000 FORTMLS
• 2020-05-26 Sold (Public Records) $18,500 Public Records
• 2004-07-12 Sold (Public Records) $16,000 Public Records
• 2004-04-29 Sold (Public Records) $4,700 Public Records

Property tax history

+39.9%/yr

Latest (2025): $5,656 · +1823.9% YoY. Source: county tax records.