6029 Keystone Cir · Port LaBelle, FL 33935

$355,000

3 bd · 2.0 ba · 1,605 sqft · Land · 93 Days on market

Built 2025 0.25 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 +5.8/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Private!! Partly cleared lot ready to build your dream home. Backing up to a canal makes a great view for a relaxing private oasis!

Key facts

• Expansive driveway
• New construction
• No flood zone

Tags

• NEW CONSTRUCTION
• NO FLOOD ZONE
• EXPANSIVE DRIVEWAY
• IMPACT WINDOWS
• OPEN KITCHEN
• CENTER ISLAND

Property features AI

Finance

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

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story; New construction; Entry level 1; West-facing; Has view; East exposure
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Outdoor kitchen; Open porch; Porch; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Self-cleaning oven
• Bedrooms: Den; Great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; French doors; Breakfast bar; Cathedral ceilings; Separate/formal dining room; Dual sinks; Shower only (separate shower); Walk-in closets; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $355k.

Deal economics

• At list price, monthly cash flow is $-712 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (37.9% below list).
• Recommended offer: $220k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 5.1% in Port LaBelle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 22 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 $38k of equity ($2k loan paydown + $36k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $355k implies a 1675% 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 $220,364 (37.9% 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 93 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 13.4

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: 18.2%
• Equity multiple: 2.49×
• Total profit: $147,999
• Equity at exit: $319,812

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $471,583
• Equity at exit: $689,687

Cash invested: $99,400 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,325/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-712

Break-even live

Break-even rent $3,105

Max offer price $251,907

Occupancy floor —

Sensitivity live

Price	-10% $-467	-5% $-590	+0% $-712	+5% $-835	+10% $-958
Rent	-10% $-887	-5% $-799	+0% $-712	+5% $-625	+10% $-538
Rate	-1.0pp $-534	-0.5pp $-622	base $-712	+0.5pp $-804	+1.0pp $-898

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	0.52mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.53mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.56mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.69mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.73mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.74mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.78mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.78mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.81mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.97mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	1.01mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.03mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	1.04mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.08mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.09mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	1.13mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.14mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.25mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.40mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	1.45mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	1.46mi

Listing history 27 events

1. 2026-06-22
   days on market $355,000 Active 93 DOM
2. 2026-06-18
   days on market $355,000 Active 90 DOM
3. 2026-06-17
   days on market $355,000 Active 89 DOM
4. 2026-06-16
   days on market $355,000 Active 88 DOM
5. 2026-06-15
   days on market $355,000 Active 87 DOM
6. 2026-06-13
   days on market $355,000 Active 85 DOM
7. 2026-06-13
   days on market $355,000 Active 84 DOM
8. 2026-06-10
   days on market $355,000 Active 82 DOM
9. 2026-06-09
   days on market $355,000 Active 81 DOM
10. 2026-06-08
    days on market $355,000 Active 80 DOM
11. 2026-06-07
    days on market $355,000 Active 79 DOM
12. 2026-06-03
    days on market $355,000 Active 75 DOM
13. 2026-06-02
    days on market $355,000 Active 74 DOM
14. 2026-06-01
    days on market $355,000 Active 73 DOM
15. 2026-05-31
    days on market $355,000 Active 72 DOM
16. 2026-03-18
    listed $355,000 Active
17. 2023-09-29
    soldstatus $20,000
18. 2023-09-27
    soldstatus $20,000 Sold 132-char remark

    Show marketing remark (132 chars)

    Private!! Partly cleared lot ready to build your dream home. Backing up to a canal makes a great view for a relaxing private oasis!

19. 2023-09-11
    status Pending With Contingencies 132-char remark

    Show marketing remark (132 chars)

    Private!! Partly cleared lot ready to build your dream home. Backing up to a canal makes a great view for a relaxing private oasis!

20. 2023-09-01
    listed $23,000 Active 132-char remark

    Show marketing remark (132 chars)

    Private!! Partly cleared lot ready to build your dream home. Backing up to a canal makes a great view for a relaxing private oasis!

21. 2023-07-14
    historical
22. 2022-11-01
    price $26,000
23. 2022-06-29
    price $27,000
24. 2022-05-16
    status Active
25. 2022-04-12
    status Pending
26. 2022-01-19
    listed $30,000 Active
27. 2005-10-04
    soldstatus $52,000

ⓘ 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 3/10 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: $26,444
• − Mortgage interest: −$19,886
• − Property taxes: −$5,325
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$10,327
• Taxable loss: −$15,100
• Est. tax savings @ 24.0%: +$3,624
• After-tax cash flow: $-4,925/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

+582.7% since first listed

12 events — show timeline

• 2026-03-18 Listed $355,000 FORTMLS
• 2023-09-29 Sold (Public Records) $20,000 Public Records
• 2023-09-27 Sold (MLS) $20,000 NAPLESMLS
• 2023-09-11 Pending — NAPLESMLS
• 2023-09-01 Listed $23,000 NAPLESMLS
• 2023-07-14 Listing Removed — NAPLESMLS
• 2022-11-01 Price Changed $26,000 NAPLESMLS
• 2022-06-29 Price Changed $27,000 NAPLESMLS
• 2022-05-16 Relisted — NAPLESMLS
• 2022-04-12 Pending — NAPLESMLS
• 2022-01-19 Listed $30,000 NAPLESMLS
• 2005-10-04 Sold (Public Records) $52,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $480 · +10.2% YoY. Source: county tax records.