6012 Keystone Cir · Port LaBelle, FL 33935

$249,990

3 bd · 2.0 ba · 1,285 sqft · Land · 125 Days on market

Built 2026 10,018 sqft 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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +3.8/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Was $272,500 - Now $249,990! NEW CONSTRUCTION WITH WARRANTY! * * MOVE-IN READY! * * SPECIAL INCENTIVES: Up to $10,000 toward closing costs, rate buydowns, and prepaids when using preferred lender and title. The Santa Maria showcases a bright, open-concept floorplan that seamlessly blends the Great Room, kitchen, & dining area into one spacious main living space with upgraded plank tile floors. A vaulted ceiling enhances the sense of openness, while sliding glass doors extend the living area to a breezy lanai—perfect for indoor-outdoor entertaining. The kitchen is thoughtfully designed with an island-style layout featuring a statement breakfast bar, Quartz countertops, &

Key facts

• Vaulted ceiling
• Sliding glass doors
• Breezy lanai

Tags

• OPEN-CONCEPT FLOORPLAN
• UPGRADED PLANK TILE FLOORS
• VAULTED CEILING
• SLIDING GLASS DOORS
• BREEZY LANAI
• ISLAND-STYLE LAYOUT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic sewer; Cable available
• Home design: Single-story home; Entry level: 1; New construction; Faces north
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Patio (open); Porch; Security / high-impact doors; Paved road access; Rectangular lot; Lot exposures to the south; Lot dimensions approximately 80 x 125 x 80 x 122 (survey)

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Eat-in kitchen; Pantry; Breakfast bar
• Bedrooms: Guest quarters; Primary suite on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower(s); shower-only configuration in at least one bathroom; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Eat-in kitchen; Pantry; Shower only in at least one bath; Separate shower; Cable TV ready; Walk-in closet(s); Split bedroom floor plan; Main level primary
• Laundry & utility: Washer hookup inside; Dryer hookup inside

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 $282 ($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 $220k (11.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,203/mo this rent would consume 46% 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 $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 125 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $250k implies a 1036% 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 $219,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.22
• GRM: 9.5

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $153,980
• Equity at exit: $225,211

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $439,058
• Equity at exit: $485,676

Cash invested: $69,997 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $282

Break-even live

Break-even rent $1,846

Max offer price $249,990

Occupancy floor 82%

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	0.11mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	15d	1	0.51mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.61mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.66mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	15d	1	0.72mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.76mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.85mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	15d	1	0.85mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.86mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	0.92mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	1.00mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	15d	1	1.08mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	15d	1	1.09mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	1.09mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	2d	1	1.13mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	1.14mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	23d	1	1.24mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	1.25mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	11d	1	1.34mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	1.35mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $249,990 Active 125 DOM
2. 2026-06-17
   days on market $249,990 Active 124 DOM
3. 2026-06-16
   days on market $249,990 Active 123 DOM
4. 2026-06-15
   days on market $249,990 Active 122 DOM
5. 2026-06-13
   days on market $249,990 Active 120 DOM
6. 2026-06-13
   days on market $249,990 Active 119 DOM
7. 2026-06-10
   remarks 689-char remark
8. 2026-06-10
   days on market $249,990 Active 117 DOM
9. 2026-06-09
   days on market $249,990 Active 116 DOM
10. 2026-06-08
    pricedays on market $249,990 Active 115 DOM
11. 2026-06-07
    days on market $259,990 Active 114 DOM
12. 2026-06-03
    days on market $259,990 Active 110 DOM
13. 2026-06-02
    days on market $259,990 Active 109 DOM
14. 2026-06-01
    days on market $259,990 Active 108 DOM
15. 2026-05-31
    days on market $259,990 Active 107 DOM
16. 2026-05-21
    price $259,990
17. 2026-05-11
    price $272,500
18. 2026-02-17
    listed $279,990 Active
19. 2026-02-13
    listed $279,990 Active
20. 2025-01-10
    soldstatus $22,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,561/yr (+$130/mo · 303.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,430
• − Mortgage interest: −$14,003
• − Property taxes: −$514
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$7,272
• Taxable loss: −$838
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $3,585/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

+1081.8% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $259,990 FORTMLS
• 2026-05-11 Price Changed $272,500 FORTMLS
• 2026-02-17 Listed $279,990 Zillow
• 2026-02-13 Listed $279,990 FORTMLS
• 2025-01-10 Sold (Public Records) $22,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $514 · +9.4% YoY. Source: county tax records.