1062 Jay Ct · Port LaBelle, FL 33935

$299,000

3 bd · 2.0 ba · 1,685 sqft · SingleFamily public records · 159 Days on market

Built 2024 871 sqft lot $177/sqft · at area comps Est $303k · at est.

---

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 +8.2/15.0
• Cash flow +7.0/30.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Never lived in and newly completed, move-in ready 3-bedroom, 2-bath home in Port LaBelle, FL offers modern comfort with timeless style. Step onto the welcoming foyer before entering an open, light-filled floor plan designed for both everyday living and entertaining. The main living areas feature durable vinyl flooring and soaring vaulted ceilings, creating an airy, spacious feel. A versatile flex space near the main living area can easily serve as a den, home office, study, or formal dining room, adapting effortlessly to your lifestyle needs. The kitchen is thoughtfully designed with soft-close cabinetry, granite countertops, and ample workspace, flowing seamlessly into the living and dining areas. The private primary suite is a true retreat, featuring dual walk-in closets, his-and-hers sinks, and a well-appointed en-suite bath. Two additional bedrooms and a full bath provide comfortable accommodations for family or guests. Additional highlights include a 2-car garage, quality finishes throughout, and a generous backyard ideal for outdoor living, entertaining, or future customization. With brand-new construction, modern amenities, and flexible living spaces, this home offers exceptional value and effortless living—inside and out. Don’t miss this opportunity to own a pristine new home in a growing community. Some photos have been virtually staged.

Key facts

• Versatile flex space
• Soft close cabinetry
• Move in ready

Tags

• MOVE IN READY
• OPEN LIGHT FILLED FLOOR PLAN
• DURABLE VINYL FLOORING
• SOARING VAULTED CEILINGS
• VERSATILE FLEX SPACE
• SOFT CLOSE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (26.0% below list).
• Recommended offer: $221k (26.0% below list) — sets the bar for cash-flow.

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.
• Glades (town): math 38% / reading 41% proficiency, ranked #63 of 73 in FL (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moore Haven Elementary School (math 17% / reading 27%, grade F, #2,080 of 2,144 statewide, top 97%, 375 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 pts) — the specific schools serving this property underperform the Glades average; the district grade overstates school quality for this exact location.
• Market conditions: 950 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 65 units permitted in Glades County in 2024 (0 in 5+ unit buildings).
• At $2,214/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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Glades County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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 $220k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,164 (26.0% 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 159 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (median comp): $303,495
• List price: $299,000
• Delta: -1.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Leader St	0.46mi	3/2.0	1,681 (-0%)	4mo	$318,000	$189	75
1245 Calico St	0.16mi	3/2.0	1,498 (-11%)	1mo	$334,900	$224	73
1069 N Hilton Cir	0.20mi	4/3.0 (+1)	1,616 (-4%)	8mo	$350,000	$217	69
1225 W Benbow Ct	0.33mi	3/2.0	1,573 (-7%)	9mo	$340,000	$216	66
1144 Monday St	0.38mi	3/2.0	1,590 (-6%)	9mo	$370,000	$233	65
1236 March Ln	0.48mi	4/2.0 (+1)	1,828 (+8%)	1mo	$372,999	$204	58
1042 N Bronze Ct	0.38mi	3/2.0	1,449 (-14%)	5mo	$306,000	$211	55
1299 Argosy Rd	0.63mi	3/2.0	1,536 (-9%)	7mo	$359,900	$234	50
1008 Bucknell Ln	0.58mi	3/2.0	1,863 (+11%)	8mo	$309,000	$166	48
1020 E Benbow Cir	0.51mi	3/2.0	1,477 (-12%)	11mo	$280,000	$190	47
1111 W Leader Ct	0.43mi	3/2.0	1,439 (-15%)	12mo	$310,000	$215	45
1225 March Ln	0.51mi	4/2.0 (+1)	1,439 (-15%)	13mo	$315,000	$219	36

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $134,890
• Equity at exit: $269,363

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $419,513
• Equity at exit: $580,891

Cash invested: $83,720 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$497 /mo · $5,962/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-441

Break-even live

Break-even rent $2,771

Max offer price $221,164

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-356	+0% $-441	+5% $-525	+10% $-610
Rent	-10% $-615	-5% $-528	+0% $-441	+5% $-353	+10% $-266
Rate	-1.0pp $-290	-0.5pp $-365	base $-441	+0.5pp $-518	+1.0pp $-597

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	0.32mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	0.33mi
1031 S Bronze Ct Labelle, FL	3.0	2.0	1662	$2,000	$1.20	5d	1	0.40mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.58mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	0.61mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	5d	1	0.64mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.18mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	1.37mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	18d	1	1.44mi

Listing history 39 events

1. 2026-06-22
   days on market $299,000 Active 159 DOM
2. 2026-06-19
   days on market $299,000 Active 156 DOM
3. 2026-06-18
   days on market $299,000 Active 155 DOM
4. 2026-06-17
   days on market $299,000 Active 154 DOM
5. 2026-06-16
   days on market $299,000 Active 153 DOM
6. 2026-06-15
   days on market $299,000 Active 152 DOM
7. 2026-06-14
   days on market $299,000 Active 150 DOM
8. 2026-06-12
   days on market $299,000 Active 149 DOM
9. 2026-06-09
   days on market $299,000 Active 146 DOM
10. 2026-06-09
    price $299,000 Active 145 DOM
11. 2026-06-08
    days on market $305,000 Active 145 DOM
12. 2026-06-07
    days on market $305,000 Active 144 DOM
13. 2026-06-07
    days on market $305,000 Active 143 DOM
14. 2026-06-03
    days on market $305,000 Active 140 DOM
15. 2026-06-02
    days on market $305,000 Active 139 DOM
16. 2026-06-01
    days on market $305,000 Active 138 DOM
17. 2026-05-31
    days on market $305,000 Active 137 DOM
18. 2026-05-30
    days on market $305,000 Active 136 DOM
19. 2026-04-27
    price $305,000 1380-char remark

    Show marketing remark (1380 chars)

    Never lived in and newly completed, move-in ready 3-bedroom, 2-bath home in Port LaBelle, FL offers modern comfort with timeless style. Step onto the welcoming foyer before entering an open, light-filled floor plan designed for both everyday living and entertaining. The main living areas feature durable vinyl flooring and soaring vaulted ceilings, creating an airy, spacious feel. A versatile flex space near the main living area can easily serve as a den, home office, study, or formal dining room, adapting effortlessly to your lifestyle needs. The kitchen is thoughtfully designed with soft-close cabinetry, granite countertops, and ample workspace, flowing seamlessly into the living and dining areas. The private primary suite is a true retreat, featuring dual walk-in closets, his-and-hers sinks, and a well-appointed en-suite bath. Two additional bedrooms and a full bath provide comfortable accommodations for family or guests. Additional highlights include a 2-car garage, quality finishes throughout, and a generous backyard ideal for outdoor living, entertaining, or future customization. With brand-new construction, modern amenities, and flexible living spaces, this home offers exceptional value and effortless living—inside and out. Don’t miss this opportunity to own a pristine new home in a growing community. Some photos have been virtually staged.

20. 2026-01-14
    listed $310,000 Active 1380-char remark

    Show marketing remark (1380 chars)

    Never lived in and newly completed, move-in ready 3-bedroom, 2-bath home in Port LaBelle, FL offers modern comfort with timeless style. Step onto the welcoming foyer before entering an open, light-filled floor plan designed for both everyday living and entertaining. The main living areas feature durable vinyl flooring and soaring vaulted ceilings, creating an airy, spacious feel. A versatile flex space near the main living area can easily serve as a den, home office, study, or formal dining room, adapting effortlessly to your lifestyle needs. The kitchen is thoughtfully designed with soft-close cabinetry, granite countertops, and ample workspace, flowing seamlessly into the living and dining areas. The private primary suite is a true retreat, featuring dual walk-in closets, his-and-hers sinks, and a well-appointed en-suite bath. Two additional bedrooms and a full bath provide comfortable accommodations for family or guests. Additional highlights include a 2-car garage, quality finishes throughout, and a generous backyard ideal for outdoor living, entertaining, or future customization. With brand-new construction, modern amenities, and flexible living spaces, this home offers exceptional value and effortless living—inside and out. Don’t miss this opportunity to own a pristine new home in a growing community. Some photos have been virtually staged.

21. 2025-12-21
    historical
22. 2025-12-21
    historical
23. 2025-09-25
    price $320,000
24. 2025-09-25
    price $320,000
25. 2025-09-22
    status Active
26. 2025-09-21
    historical
27. 2025-08-03
    price $325,000
28. 2025-08-03
    price $325,000
29. 2025-06-17
    price $330,000
30. 2025-06-16
    price $330,000
31. 2025-04-21
    listed $335,000 Active
32. 2025-04-21
    listed $335,000 Active
33. 2025-02-25
    historical
34. 2024-12-30
    price $340,000
35. 2024-07-26
    price $345,000
36. 2024-05-28
    listed $350,000 Active
37. 2024-05-25
    historical
38. 2023-11-27
    listed $350,000 Active
39. 2021-12-20
    soldstatus $220,000

ⓘ 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: $5,962 · $497/mo
• Projected year-2 tax: $5,962 · $497/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 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 · 27 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: $26,564
• − Mortgage interest: −$16,749
• − Property taxes: −$5,962
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$8,698
• Taxable loss: −$10,590
• Est. tax savings @ 24.0%: +$2,542
• After-tax cash flow: $-2,746/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: Glades
• NCES district ID: 1200660
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,758
• Composite: 32.81/100
• National rank: #5622
• State rank: #63 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 (Glades County) Hauer SSP2

• Today (2025): 14,901 people
• By 2030: 15,463 · +3.8%
• By 2040: 16,341 · +9.7%
• By 2050: 17,158 · +15.1%
• By 2075: 18,881 · +26.7%
• By 2100: 19,164 · +28.6%

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 · Glades

• 2024 margin: Solid R (+53.3) · D 23.1% · R 76.4%
• 2008→2024 swing: -36.7pp toward R · 2008: -16.6pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+46.2 2016: R+39.6 2012: R+18.6 2008: R+16.6

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

+38.6% since first listed

21 events — show timeline

• 2026-04-27 Price Changed $305,000 NAPLESMLS
• 2026-01-14 Listed $310,000 NAPLESMLS
• 2025-12-21 Listing Removed — MARMLS
• 2025-12-21 Listing Removed — FORTMLS
• 2025-09-25 Price Changed $320,000 MARMLS
• 2025-09-25 Price Changed $320,000 FORTMLS
• 2025-09-22 Relisted — MARMLS
• 2025-09-21 Listing Removed — MARMLS
• 2025-08-03 Price Changed $325,000 MARMLS
• 2025-08-03 Price Changed $325,000 FORTMLS
• 2025-06-17 Price Changed $330,000 MARMLS
• 2025-06-16 Price Changed $330,000 FORTMLS
• 2025-04-21 Listed $335,000 MARMLS
• 2025-04-21 Listed $335,000 FORTMLS
• 2025-02-25 Listing Removed — MARMLS
• 2024-12-30 Price Changed $340,000 MARMLS
• 2024-07-26 Price Changed $345,000 MARMLS
• 2024-05-28 Listed $350,000 MARMLS
• 2024-05-25 Listing Removed — MARMLS
• 2023-11-27 Listed $350,000 MARMLS
• 2021-12-20 Sold (Public Records) $220,000 Public Records

Property tax history

+45.0%/yr

Latest (2025): $5,962 · +5.8% YoY. Source: county tax records.