6050 N Moss Cir · Port LaBelle, FL 33935

$340,000

3 bd · 2.0 ba · 1,515 sqft · Land · 163 Days on market

Built 2025 0.29 ac 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Welcome to your dream home in LaBelle! This stunning New single-family home boasts 3 bedrooms, 2 bathrooms, and a 2-car garage, providing ample space for you and your family. The interior features granite counters, stainless steel appliances, and tile flooring throughout, creating a modern and luxurious feel. The open floor concept allows for seamless flow between the kitchen, living, and dining areas, perfect for entertaining guests or spending quality time with loved ones. The French Doors entrance and tray ceiling add an elegant touch to the space, while the modern bathroom and dining accent wall add a pop of style. Step outside to your own outdoor kitchen with a built-in grill, perfect for hosting summer barbecues or enjoying a quiet evening under the stars. The built-in entertainment system is ideal for movie nights or watching the big game with friends. And with a durable metal roof, you can rest easy knowing your home is built to last. Don't miss out on this incredible opportunity to own a beautiful and functional home in LaBelle. Schedule a showing today and make this your forever home!

Key facts

• Metal roof
• Built in grill
• Outdoor kitchen

Tags

• OUTDOOR KITCHEN
• BUILT IN GRILL
• BUILT IN ENTERTAINMENT SYSTEM
• METAL ROOF

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s); Impact doors/windows
• Utilities: Public water; Public sewer
• Home design: Single-story; New construction; Metal roof; Block construction; Faces northwest; Residential zoning; City street frontage; Paved road access; Quarter- to half-acre lot
• Construction: Built as new construction; Block construction; Metal roof
• Exterior features: Patio; Outdoor grill; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Kitchen island
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Closet cabinetry; French doors/atrium doors; Custom mirrors; Living/dining room; Kitchen island; Split bedroom layout; Walk-in closets; Impact glass windows; First-floor entry
• Laundry & utility: Washer hookup; Dryer hookup; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (34.7% below list).
• Recommended offer: $222k (34.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,221/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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $340k implies a 1033% 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 $222,098 (34.7% 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 163 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 12.8

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $147,305
• Equity at exit: $306,299

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $463,661
• Equity at exit: $660,545

Cash invested: $95,200 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-595

Break-even live

Break-even rent $2,974

Max offer price $253,890

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-478	+0% $-595	+5% $-713	+10% $-830
Rent	-10% $-771	-5% $-683	+0% $-595	+5% $-507	+10% $-420
Rate	-1.0pp $-424	-0.5pp $-509	base $-595	+0.5pp $-683	+1.0pp $-773

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	18d	1	0.18mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.83mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.83mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.87mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.88mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.92mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	0.97mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	0.99mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.00mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	18d	1	1.19mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	18d	1	1.27mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.29mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	1.31mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.38mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.48mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	18d	1	1.48mi

Listing history 50 events

1. 2026-06-17
   status $340,000 Pending 163 DOM
2. 2026-06-17
   days on market $340,000 Active 163 DOM
3. 2026-06-16
   days on market $340,000 Active 162 DOM
4. 2026-06-15
   days on market $340,000 Active 161 DOM
5. 2026-06-13
   days on market $340,000 Active 159 DOM
6. 2026-06-13
   days on market $340,000 Active 158 DOM
7. 2026-06-10
   days on market $340,000 Active 156 DOM
8. 2026-06-09
   days on market $340,000 Active 155 DOM
9. 2026-06-08
   days on market $340,000 Active 154 DOM
10. 2026-06-07
    days on market $340,000 Active 153 DOM
11. 2026-06-03
    days on market $340,000 Active 149 DOM
12. 2026-06-02
    days on market $340,000 Active 148 DOM
13. 2026-06-01
    days on market $340,000 Active 147 DOM
14. 2026-05-31
    days on market $340,000 Active 146 DOM
15. 2026-04-21
    price $340,000
16. 2026-04-18
    price $340,000 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to your dream home in LaBelle! This stunning New single-family home boasts 3 bedrooms, 2 bathrooms, and a 2-car garage, providing ample space for you and your family. The interior features granite counters, stainless steel appliances, and tile flooring throughout, creating a modern and luxurious feel. The open floor concept allows for seamless flow between the kitchen, living, and dining areas, perfect for entertaining guests or spending quality time with loved ones. The French Doors entrance and tray ceiling add an elegant touch to the space, while the modern bathroom and dining accent wall add a pop of style. Step outside to your own outdoor kitchen with a built-in grill, perfect for hosting summer barbecues or enjoying a quiet evening under the stars. The built-in entertainment system is ideal for movie nights or watching the big game with friends. And with a durable metal roof, you can rest easy knowing your home is built to last. Don't miss out on this incredible opportunity to own a beautiful and functional home in LaBelle. Schedule a showing today and make this your forever home!

17. 2026-03-20
    price $355,000

    Show marketing remark (1111 chars)

    Welcome to your dream home in LaBelle! This stunning New single-family home boasts 3 bedrooms, 2 bathrooms, and a 2-car garage, providing ample space for you and your family. The interior features granite counters, stainless steel appliances, and tile flooring throughout, creating a modern and luxurious feel. The open floor concept allows for seamless flow between the kitchen, living, and dining areas, perfect for entertaining guests or spending quality time with loved ones. The French Doors entrance and tray ceiling add an elegant touch to the space, while the modern bathroom and dining accent wall add a pop of style. Step outside to your own outdoor kitchen with a built-in grill, perfect for hosting summer barbecues or enjoying a quiet evening under the stars. The built-in entertainment system is ideal for movie nights or watching the big game with friends. And with a durable metal roof, you can rest easy knowing your home is built to last. Don't miss out on this incredible opportunity to own a beautiful and functional home in LaBelle. Schedule a showing today and make this your forever home!

18. 2026-03-20
    price $355,000 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to your dream home in LaBelle! This stunning New single-family home boasts 3 bedrooms, 2 bathrooms, and a 2-car garage, providing ample space for you and your family. The interior features granite counters, stainless steel appliances, and tile flooring throughout, creating a modern and luxurious feel. The open floor concept allows for seamless flow between the kitchen, living, and dining areas, perfect for entertaining guests or spending quality time with loved ones. The French Doors entrance and tray ceiling add an elegant touch to the space, while the modern bathroom and dining accent wall add a pop of style. Step outside to your own outdoor kitchen with a built-in grill, perfect for hosting summer barbecues or enjoying a quiet evening under the stars. The built-in entertainment system is ideal for movie nights or watching the big game with friends. And with a durable metal roof, you can rest easy knowing your home is built to last. Don't miss out on this incredible opportunity to own a beautiful and functional home in LaBelle. Schedule a showing today and make this your forever home!

19. 2026-01-05
    price $370,000
20. 2026-01-05
    listed $170,000 Active
21. 2025-12-18
    listed $370,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to your dream home in LaBelle! This stunning New single-family home boasts 3 bedrooms, 2 bathrooms, and a 2-car garage, providing ample space for you and your family. The interior features granite counters, stainless steel appliances, and tile flooring throughout, creating a modern and luxurious feel. The open floor concept allows for seamless flow between the kitchen, living, and dining areas, perfect for entertaining guests or spending quality time with loved ones. The French Doors entrance and tray ceiling add an elegant touch to the space, while the modern bathroom and dining accent wall add a pop of style. Step outside to your own outdoor kitchen with a built-in grill, perfect for hosting summer barbecues or enjoying a quiet evening under the stars. The built-in entertainment system is ideal for movie nights or watching the big game with friends. And with a durable metal roof, you can rest easy knowing your home is built to last. Don't miss out on this incredible opportunity to own a beautiful and functional home in LaBelle. Schedule a showing today and make this your forever home!

22. 2023-12-31
    historical
23. 2023-12-31
    historical
24. 2023-11-21
    soldstatus $30,000
25. 2023-08-22
    listed $34,900 Active
26. 2023-06-15
    listed $45,900 Active
27. 2023-05-31
    historical
28. 2023-05-02
    price $41,500
29. 2023-03-01
    price $43,900
30. 2023-01-22
    price $45,900
31. 2022-10-30
    price $47,900
32. 2022-07-19
    price $49,900
33. 2022-07-19
    price $500
34. 2022-05-16
    listed $49,900 Active
35. 2022-05-12
    soldstatus $24,000 Closed
36. 2022-04-07
    status Pending
37. 2022-02-22
    listed $25,450 Active
38. 2022-02-21
    historical
39. 2022-01-26
    price $29,000
40. 2022-01-18
    price $31,900
41. 2022-01-08
    listed $38,500 Active
42. 2019-02-22
    soldstatus $9,500 Sold
43. 2019-02-22
    soldstatus $9,500
44. 2019-01-29
    status Pending With Contingencies
45. 2018-12-12
    listed $9,500 Active
46. 2018-03-02
    soldstatus $7,000 Sold
47. 2018-02-05
    status Pending With Contingencies
48. 2017-09-05
    listed $7,499 Active
49. 1997-11-03
    soldstatus $17,800
50. 1985-05-10
    soldstatus $18,000

ⓘ 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 4/10 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: $26,652
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$9,891
• Taxable loss: −$13,349
• Est. tax savings @ 24.0%: +$3,204
• After-tax cash flow: $-3,937/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

+6196.3% since first listed

37 events — show timeline

• 2026-04-21 Price Changed $340,000 MARMLS
• 2026-04-18 Price Changed $340,000 FORTMLS
• 2026-03-20 Price Changed $355,000 MARMLS
• 2026-03-20 Price Changed $355,000 FORTMLS
• 2026-01-05 Price Changed $370,000 MARMLS
• 2026-01-05 Listed $170,000 MARMLS
• 2025-12-18 Listed $370,000 FORTMLS
• 2023-12-31 Listing Removed — MARMLS
• 2023-12-31 Listing Removed — MARMLS
• 2023-11-21 Sold (Public Records) $30,000 Public Records
• 2023-08-22 Listed $34,900 MARMLS
• 2023-06-15 Listed $45,900 MARMLS
• 2023-05-31 Listing Removed — MARMLS
• 2023-05-02 Price Changed $41,500 MARMLS
• 2023-03-01 Price Changed $43,900 MARMLS
• 2023-01-22 Price Changed $45,900 MARMLS
• 2022-10-30 Price Changed $47,900 MARMLS
• 2022-07-19 Price Changed $49,900 MARMLS
• 2022-07-19 Price Changed $500 MARMLS
• 2022-05-16 Listed $49,900 MARMLS
• 2022-05-12 Sold (MLS) $24,000 FORTMLS
• 2022-04-07 Pending — FORTMLS
• 2022-02-22 Listed $25,450 FORTMLS
• 2022-02-21 Listing Removed — FORTMLS
• 2022-01-26 Price Changed $29,000 FORTMLS
• 2022-01-18 Price Changed $31,900 FORTMLS
• 2022-01-08 Listed $38,500 FORTMLS
• 2019-02-22 Sold (Public Records) $9,500 Public Records
• 2019-02-22 Sold (MLS) $9,500 FORTMLS
• 2019-01-29 Pending — FORTMLS
• 2018-12-12 Listed $9,500 FORTMLS
• 2018-03-02 Sold (MLS) $7,000 FORTMLS
• 2018-02-05 Pending — FORTMLS
• 2017-09-05 Listed $7,499 FORTMLS
• 1997-11-03 Sold (Public Records) $17,800 Public Records
• 1985-05-10 Sold (Public Records) $18,000 Public Records
• 1984-07-17 Sold (Public Records) $5,400 Public Records

Property tax history

+8.7%/yr

Latest (2025): $484 · +1.8% YoY. Source: county tax records.