8038 Sunrise Cir · Port LaBelle, FL 33935

$329,900

3 bd · 2.0 ba · 1,674 sqft · Land · 150 Days on market

Built 2025

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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 +6.4/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Beautiful new CBS construction home located in a fast-growing neighborhood of newer homes! This quality-built residence features elegant porcelain tile throughout, impact-resistant windows and doors (including the garage door), and a covered, tiled lanai and entryway. Inside, enjoy an open layout with cathedral ceilings, recessed lighting, and granite countertops. The spacious laundry room offers an additional pantry for extra storage. Best of all, this property is not in a flood zone, has no HOA, and qualifies for 100% USDA financing.

Key facts

• Cathedral ceilings
• Covered tiled lanai
• Open layout

Tags

• CBS CONSTRUCTION
• IMPACT-RESISTANT WINDOWS
• COVERED TILED LANAI
• OPEN LAYOUT
• CATHEDRAL CEILINGS
• SPACIOUS LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; 2 covered parking spaces
• Security: Security/high impact doors; Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Single-family property; One-story; Faces south; New construction
• Construction: Block construction; Shingle roof
• Exterior features: Porch; Open patio; Patio; Room for pool; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Built-in features; Entrance foyer; Family/dining room; First floor entry; High ceilings; Vaulted ceiling(s); Pantry; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (34.2% below list).
• Recommended offer: $217k (34.2% 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; 21 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 $2,170/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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $330k implies a 1400% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,048 (34.2% 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 150 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 12.7

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $143,708
• Equity at exit: $297,200

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $451,569
• Equity at exit: $640,923

Cash invested: $92,372 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-565

Break-even live

Break-even rent $2,886

Max offer price $248,117

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-451	+0% $-565	+5% $-679	+10% $-793
Rent	-10% $-737	-5% $-651	+0% $-565	+5% $-479	+10% $-394
Rate	-1.0pp $-399	-0.5pp $-481	base $-565	+0.5pp $-651	+1.0pp $-738

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.46mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.55mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	0.57mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	18d	1	0.61mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.61mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	0.63mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.67mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	0.77mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	18d	1	0.85mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.93mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	1.01mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	5d	1	1.17mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	1.25mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	1.28mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	18d	1	1.33mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.34mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	1.35mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	18d	1	1.38mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.38mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	1.45mi
1031 S Bronze Ct Labelle, FL	3.0	2.0	1662	$2,000	$1.20	5d	1	1.46mi

Listing history 24 events

1. 2026-06-22
   days on market $329,900 Active 150 DOM
2. 2026-06-18
   days on market $329,900 Active 147 DOM
3. 2026-06-17
   days on market $329,900 Active 146 DOM
4. 2026-06-16
   days on market $329,900 Active 145 DOM
5. 2026-06-15
   days on market $329,900 Active 144 DOM
6. 2026-06-13
   days on market $329,900 Active 142 DOM
7. 2026-06-13
   days on market $329,900 Active 141 DOM
8. 2026-06-10
   days on market $329,900 Active 139 DOM
9. 2026-06-09
   days on market $329,900 Active 138 DOM
10. 2026-06-08
    days on market $329,900 Active 137 DOM
11. 2026-06-07
    days on market $329,900 Active 136 DOM
12. 2026-06-03
    days on market $329,900 Active 132 DOM
13. 2026-06-02
    days on market $329,900 Active 131 DOM
14. 2026-06-01
    days on market $329,900 Active 130 DOM
15. 2026-05-31
    days on market $329,900 Active 129 DOM
16. 2026-03-31
    price $339,900

    Show marketing remark (541 chars)

    Beautiful new CBS construction home located in a fast-growing neighborhood of newer homes! This quality-built residence features elegant porcelain tile throughout, impact-resistant windows and doors (including the garage door), and a covered, tiled lanai and entryway. Inside, enjoy an open layout with cathedral ceilings, recessed lighting, and granite countertops. The spacious laundry room offers an additional pantry for extra storage. Best of all, this property is not in a flood zone, has no HOA, and qualifies for 100% USDA financing.

17. 2026-03-31
    price $339,900 541-char remark

    Show marketing remark (541 chars)

    Beautiful new CBS construction home located in a fast-growing neighborhood of newer homes! This quality-built residence features elegant porcelain tile throughout, impact-resistant windows and doors (including the garage door), and a covered, tiled lanai and entryway. Inside, enjoy an open layout with cathedral ceilings, recessed lighting, and granite countertops. The spacious laundry room offers an additional pantry for extra storage. Best of all, this property is not in a flood zone, has no HOA, and qualifies for 100% USDA financing.

18. 2026-01-22
    listed $349,900 Active
19. 2025-10-14
    historical
20. 2025-10-09
    listed $349,900 Active 541-char remark

    Show marketing remark (541 chars)

    Beautiful new CBS construction home located in a fast-growing neighborhood of newer homes! This quality-built residence features elegant porcelain tile throughout, impact-resistant windows and doors (including the garage door), and a covered, tiled lanai and entryway. Inside, enjoy an open layout with cathedral ceilings, recessed lighting, and granite countertops. The spacious laundry room offers an additional pantry for extra storage. Best of all, this property is not in a flood zone, has no HOA, and qualifies for 100% USDA financing.

21. 2025-10-09
    listed $349,900 Active

    Show marketing remark (541 chars)

    Beautiful new CBS construction home located in a fast-growing neighborhood of newer homes! This quality-built residence features elegant porcelain tile throughout, impact-resistant windows and doors (including the garage door), and a covered, tiled lanai and entryway. Inside, enjoy an open layout with cathedral ceilings, recessed lighting, and granite countertops. The spacious laundry room offers an additional pantry for extra storage. Best of all, this property is not in a flood zone, has no HOA, and qualifies for 100% USDA financing.

22. 2022-03-18
    soldstatus $22,000 Closed
23. 2022-02-28
    status Pending
24. 2022-01-18
    listed $22,200 Active

ⓘ 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 · 24 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: $26,046
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$9,597
• Taxable loss: −$12,796
• Est. tax savings @ 24.0%: +$3,071
• After-tax cash flow: $-3,711/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

+1431.1% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $339,900 MARMLS
• 2026-03-31 Price Changed $339,900 FORTMLS
• 2026-01-22 Listed $349,900 MARMLS
• 2025-10-14 Listing Removed — MARMLS
• 2025-10-09 Listed $349,900 MARMLS
• 2025-10-09 Listed $349,900 FORTMLS
• 2022-03-18 Sold (MLS) $22,000 FORTMLS
• 2022-02-28 Pending — FORTMLS
• 2022-01-18 Listed $22,200 FORTMLS

Property tax history

+12.0%/yr

Latest (2025): $490 · +17.6% YoY. Source: county tax records.