4029 E Sunflower Cir · Port LaBelle, FL 33935

$199,000

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 10 Days on market

Built 1994 Est $375k · 47% under $15/mo HOA · 1% of rent

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Why this score? — see what drove the B+ 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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this charming 3 bedroom, 2 bathroom, 1812 square foot home, located in Labelle! Key features include the beautifully landscaped yard, generously sized main living area with tile throughout, and ample natural lighting. The bright kitchen boasts upgraded stainless steel appliances, and plenty of storage/counter space. Two of the three bedrooms give you beautiful wood flooring, and a bonus living space features new tile flooring along with an extra bathroom complete w/ private shower. This home is perfect for investors, or anyone looking for their forever home in paradise. Schedule your showing today before this is just another home, SOLD!

Key facts

• Not in a flood zone
• Community pool
• Community park

Tags

• COMMUNITY POOL
• COMMUNITY PARK
• CENTRAL UTILITIES
• NOT IN A FLOOD ZONE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with an annual fee of $180; Association amenities include hobby room, park, pool, and management; Community is non-gated

Exterior

• Parking: Two spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Resale property; Faces west
• Construction: Block, concrete and stucco construction; Shingle roof; Built on a foundation (typical for block/concrete construction)
• Exterior features: Storage; Community pool; Rectangular lot; Public maintained paved road; East exposure

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom (11 x 12); Bedroom (10 x 10); Bedroom (8 x 9)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows; Built-in features; Family/dining room; Living/dining room; Split-bedroom layout; Cable TV available; High-speed internet available; Unfurnished
• Laundry & utility: Inside laundry/utility room (5 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.0% 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; 14 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 $2,217/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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $137k; 45% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $375,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5011 Myrtlewood Rd	0.54mi	4/2.0 (+1)	1,828 (+1%)	3mo	$290,000	$159	66
7005 Berwick Cir	0.68mi	3/2.0	1,770 (-2%)	3mo	$315,000	$178	62
4039 W Sunflower Cir	0.25mi	3/2.0	1,620 (-11%)	10mo	$210,000	$130	62
5034 NE Tradewinds Cir	0.51mi	4/2.0 (+1)	1,828 (+1%)	15mo	$314,500	$172	58
5012 Myrtlewood Rd	0.57mi	4/2.0 (+1)	1,666 (-8%)	7mo	$269,000	$161	49
5006 Wild Goose Cir	0.73mi	3/2.0	1,704 (-6%)	12mo	$385,000	$226	46
5017 Wild Goose Cir	0.65mi	3/2.0	1,547 (-15%)	2mo	$279,900	$181	44
7007 Berwick Cir	0.67mi	4/3.0 (+1)	1,935 (+7%)	8mo	$399,900	$207	42
7009 Beaver Cir	0.61mi	4/3.0 (+1)	1,716 (-5%)	16mo	$365,000	$213	41
6109 Pecan Ct	0.58mi	4/3.0 (+1)	1,648 (-9%)	12mo	$490,000	$297	39
7009 Palpano Cir	0.73mi	4/3.0 (+1)	1,935 (+7%)	10mo	$399,900	$207	37
6209 Forest Ct	0.70mi	4/3.0 (+1)	1,616 (-11%)	12mo	$345,000	$213	30

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: 31.3%
• Equity multiple: 3.46×
• Total profit: $136,883
• Equity at exit: $179,275

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $380,655
• Equity at exit: $386,613

Cash invested: $55,720 (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: 942
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$83
• HOA: −$15
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $448

Break-even live

Break-even rent $1,651

Max offer price $199,000

Occupancy floor 75%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.70mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	0.74mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	0.81mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	0.95mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	1.01mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.06mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.11mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	1.19mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	1.25mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	1.25mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.29mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	1.43mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	3d	1	1.49mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	1.49mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 13 events

1. 2026-06-18
   days on market $199,000 Active 10 DOM
2. 2026-06-17
   days on market $199,000 Active 9 DOM
3. 2026-06-16
   days on market $199,000 Active 8 DOM
4. 2026-06-15
   days on market $199,000 Active 7 DOM
5. 2026-06-13
   days on market $199,000 Active 5 DOM
6. 2026-06-13
   days on market $199,000 Active 4 DOM
7. 2026-06-10
   days on market $199,000 Active 2 DOM
8. 2026-06-08
   days on marketlisting id $199,000 Active 1 DOM
9. 2026-06-07
   days on market $199,000 Active 9 DOM
10. 2026-06-03
    days on market $199,000 Active 5 DOM
11. 2026-06-02
    days on market $199,000 Active 4 DOM
12. 2026-06-01
    days on market $199,000 Active 3 DOM
13. 2026-05-31
    days on market $199,000 Active 2 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 · 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: $26,609
• − Mortgage interest: −$11,147
• − Property taxes: −$1,951
• − Insurance: −$995
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$180
• − Depreciation: −$5,789
• Taxable income: $2,289
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $4,823/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

+276.2% since first listed

18 events — show timeline

• 2026-05-28 Listed $199,000 FORTMLS
• 2025-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-24 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-06 Sold (Public Records) $137,000 Public Records
• 2019-08-30 Sold (MLS) $137,000 NAPLESMLS
• 2019-06-26 Pending — NAPLESMLS
• 2019-05-30 Price Changed $137,000 NAPLESMLS
• 2019-05-20 Relisted — NAPLESMLS
• 2019-05-15 Pending — NAPLESMLS
• 2019-05-10 Price Changed $144,900 NAPLESMLS
• 2019-04-24 Listed $149,900 NAPLESMLS
• 2018-11-21 Sold (Public Records) $130,000 Public Records
• 2018-11-09 Sold (MLS) $130,000 FORTMLS
• 2018-10-26 Pending — FORTMLS
• 2018-10-12 Price Changed $138,900 FORTMLS
• 2018-09-25 Price Changed $144,900 FORTMLS
• 2018-08-15 Listed $149,900 FORTMLS
• 1995-11-01 Sold (Public Records) $52,900 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,951 · +9.9% YoY. Source: county tax records.