6203 Forest Ct · Port LaBelle, FL 33935

$290,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 14 Days on market

Built 2024 10,019 sqft lot Est $286k · at est.

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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
• Cash flow +7.6/30.0
• ARV discount +6.8/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

This lovely . 23 acre property is ready to be cleared to build your new home. The area has the best of both worlds, it is secluded and lush and also is near the city of LaBelle. This lot has easy access to SR 80 and SR 29. It is centrally located to Hendry County Schools.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Zoning: RG3; Total living area reported as 1,408 (public records); building area reported as 1,900 (builder)
• Financial info: No lease restrictions indicated
• HOA & community: No association / HOA indicated; No association approval required

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Electricity connected; Septic tank sewer
• Home design: Single-family residence; One story; South-facing; Completed / new construction
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as new construction (builder model: Langdon)
• Exterior features: Paved road access; Lot approximately 0.23 acres (one lot)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Open floor plan; Programmable thermostat
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (24.0% below list).
• Recommended offer: $220k (24.0% 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; 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).
• At $2,204/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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $20k; list at $290k implies a 1315% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,379 (24.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $285,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9048 Lamkin Cir	0.66mi	3/2.0	1,408 (0%)	1mo	$257,500	$183	69
6069 S Moss Cir	0.53mi	3/2.0	1,494 (+6%)	0mo	$282,000	$189	65
8042 Buttercup Cir	0.50mi	3/2.0	1,324 (-6%)	3mo	$271,900	$205	64
9006 Lamkin Cir	0.73mi	3/2.0	1,419 (+1%)	1mo	$300,000	$211	64
8044 Buttercup Cir	0.51mi	3/2.0	1,324 (-6%)	2mo	$259,900	$196	64
7011 Waldo Cir	0.64mi	3/2.0	1,367 (-3%)	5mo	$265,000	$194	61
9049 Lamkin Cir	0.59mi	3/2.0	1,292 (-8%)	4mo	$284,900	$221	55
8304 Lena Ct	0.56mi	3/2.0	1,572 (+12%)	0mo	$299,900	$191	54
9034 Lamkin Cir	0.58mi	3/2.0	1,239 (-12%)	1mo	$252,000	$203	52
9025 Lamkin Cir	0.61mi	3/2.0	1,198 (-15%)	1mo	$250,000	$209	46
7004 Beaver Cir	0.59mi	3/2.0	1,204 (-14%)	4mo	$265,000	$220	45
4013 Albany Rd	0.75mi	3/2.0	1,200 (-15%)	6mo	$207,000	$173	35

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $135,745
• Equity at exit: $261,255

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $417,443
• Equity at exit: $563,406

Cash invested: $81,200 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$449 /mo · $5,391/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-350

Break-even live

Break-even rent $2,647

Max offer price $228,196

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-268	+0% $-350	+5% $-432	+10% $-514
Rent	-10% $-524	-5% $-437	+0% $-350	+5% $-263	+10% $-176
Rate	-1.0pp $-204	-0.5pp $-276	base $-350	+0.5pp $-425	+1.0pp $-501

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.08mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.44mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.55mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.66mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.71mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.79mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.80mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.80mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.87mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	0.93mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.95mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.01mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	1.05mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.07mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	1.09mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	1.10mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.23mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.27mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.30mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	1.31mi

Listing history 11 events

1. 2026-06-22
   days on market $290,000 Active 14 DOM
2. 2026-06-18
   days on market $290,000 Active 11 DOM
3. 2026-06-17
   days on market $290,000 Active 10 DOM
4. 2026-06-16
   days on market $290,000 Active 9 DOM
5. 2026-06-15
   days on market $290,000 Active 8 DOM
6. 2026-06-13
   days on market $290,000 Active 6 DOM
7. 2026-06-13
   days on market $290,000 Active 5 DOM
8. 2026-06-10
   days on market $290,000 Active 3 DOM
9. 2026-06-09
   days on market $290,000 Active 2 DOM
10. 2026-06-07
    remarks 523-char remark
11. 2026-06-07
    listed $290,000 Active 1 DOM

ⓘ 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: $5,391 · $449/mo
• Projected year-2 tax: $5,391 · $449/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $26,445
• − Mortgage interest: −$16,245
• − Property taxes: −$5,391
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$8,436
• Taxable loss: −$9,307
• Est. tax savings @ 24.0%: +$2,234
• After-tax cash flow: $-1,965/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

+3766.7% since first listed

11 events — show timeline

• 2026-06-07 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-18 Rental Removed $2,700 FORTMLS
• 2024-07-26 Listed for Rent $2,700 FORTMLS
• 2024-07-26 Rental Removed $2,700 NAPLESMLS
• 2024-07-26 Listed for Rent $2,700 NAPLESMLS
• 2022-04-04 Sold (MLS) $20,500 FORTMLS
• 2022-03-21 Pending — FORTMLS
• 2021-05-25 Listed $24,500 FORTMLS
• 2020-07-31 Listing Removed — FORTMLS
• 2019-07-27 Listed $8,900 FORTMLS
• 2004-04-14 Sold (Public Records) $7,500 Public Records

Property tax history

+39.3%/yr

Latest (2025): $5,391 · +1047.4% YoY. Source: county tax records.