6002 Pecan Cir · Port LaBelle, FL 33935

$249,999

3 bd · 2.0 ba · 1,389 sqft · Land · 148 Days on market

Built 2026 0.28 ac lot

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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 +19.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• 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

Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

Key facts

• Rev wood flooring
• Quartz counters
• Designer cabinets

Tags

• CONCRETE BLOCK SMART HOME
• DESIGNER CABINETS
• REV WOOD FLOORING
• QUARTZ COUNTERS
• STORM SHUTTERS
• SMART HOME TECHNOLOGY

Property features AI

Finance

• Other: Lot described as regular with paved road access; Lot irrigation by well; Developer brochure provided for lot dimensions; Directions available to property
• HOA & community: No association maintenance; No community amenities; Community listed as non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family home; 1 story / ranch; Rear exposure faces south
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows; Built in 2026
• Exterior features: Room for pool; Automatic sprinkler system; Shutters (manual)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Pantry
• Bedrooms: 3 bedrooms (split bedroom plan)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Window coverings; Pantry; Dining in living area; Open porch/lanai; Home automation; Water treatment (owned); Auto garage door; Self-cleaning oven
• Laundry & utility: Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $218k (12.9% below list).
• Recommended offer: $218k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 20 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).

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 $70k 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 148 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $38k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $250k implies a 900% 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 $217,642 (12.9% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.6

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $152,637
• Equity at exit: $225,219

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $436,163
• Equity at exit: $485,693

Cash invested: $70,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $261

Break-even live

Break-even rent $1,846

Max offer price $249,999

Occupancy floor 83%

Sensitivity live

Price	-10% $402	-5% $332	+0% $261	+5% $-95	+10% $-181
Rent	-10% $89	-5% $175	+0% $261	+5% $347	+10% $433
Rate	-1.0pp $387	-0.5pp $324	base $261	+0.5pp $196	+1.0pp $130

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: $62,500
• Closing costs: $7,500
• 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	18d	1	0.18mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.31mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.41mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.59mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.65mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	18d	1	0.66mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.66mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	18d	1	0.74mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.81mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	5d	1	0.88mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	0.95mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	1.02mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	1.05mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	18d	1	1.07mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	1.13mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	1.13mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.19mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	18d	1	1.20mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.21mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.46mi

Listing history 15 events

1. 2026-05-22
   price $249,999 827-char remark

   Show marketing remark (827 chars)

   Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

2. 2026-05-21
   price $249,999
3. 2026-03-13
   price $269,999

   Show marketing remark (827 chars)

   Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

4. 2026-03-13
   price $269,999 827-char remark

   Show marketing remark (827 chars)

   Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

5. 2026-02-21
   price $279,999 827-char remark

   Show marketing remark (827 chars)

   Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

6. 2026-02-13
   price $284,999 827-char remark

   Show marketing remark (827 chars)

   Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

7. 2026-02-12
   price $284,999
8. 2025-12-31
   listed $287,990 Active 827-char remark

   Show marketing remark (827 chars)

   Under Construction. Brand new concrete block smart home by America's Builder!! The Boardwalk is our newest 3/2/2 1389 Square Feet under air, Open Concept/split bedrooms plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets, ReV wood flooring throughout, Quartz counters, all Stainless Steel kitchen appliances, Storm shutters, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. Your wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! These homes move quick, so don't miss out!

9. 2025-12-30
   listed $287,990 Active
10. 2025-08-22
    soldstatus $25,000
11. 2024-12-03
    soldstatus $13,000
12. 2024-07-24
    historical
13. 2024-07-24
    historical
14. 2024-07-05
    listed $29,000 Active
15. 2024-07-03
    listed $29,000 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: $520 · $43/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,555/yr (+$130/mo · 299.0%)

ⓘ 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 4/10 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: $26,117
• − Mortgage interest: −$14,004
• − Property taxes: −$520
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$7,273
• Taxable loss: −$1,108
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $3,396/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

+762.1% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $249,999 Zillow
• 2026-05-21 Price Changed $249,999 NAPLESMLS
• 2026-03-13 Price Changed $269,999 NAPLESMLS
• 2026-03-13 Price Changed $269,999 Zillow
• 2026-02-21 Price Changed $279,999 Zillow
• 2026-02-13 Price Changed $284,999 Zillow
• 2026-02-12 Price Changed $284,999 NAPLESMLS
• 2025-12-31 Listed $287,990 Zillow
• 2025-12-30 Listed $287,990 NAPLESMLS
• 2025-08-22 Sold (Public Records) $25,000 Public Records
• 2024-12-03 Sold (Public Records) $13,000 Public Records
• 2024-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-24 Listing Removed — FORTMLS
• 2024-07-05 Listed $29,000 FORTMLS
• 2024-07-03 Listed $29,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $520 · +65.2% YoY. Source: county tax records.