8010 Sandalwood Ln · Port LaBelle, FL 33935

$369,900

3 bd · 2.0 ba · 1,731 sqft · Land · 43 Days on market

Built 2025 0.29 ac lot

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Why this score? — see what drove the F 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 +5.0/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to this beautiful new construction home in the growing community of LaBelle! This spacious 3- bedroom, 2 - Bathroom features a desirable split floorplan, quartz countertops, stainless steel appliances, and a 3- car garage. Enjoy an open-concept layout perfect for entertaining, abundant natural light, and modern finishes throughout. This home offers both comfort and functionality with a covered lanai ideal for relaxing outdoors. Schedule your private showing today!

Key facts

• 0.29 acre lot
• 3 garage spots
• Built 2025

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)

Exterior

• Parking: Attached garage with 3 spaces; Driveway; Garage door opener; Total 5 parking spaces (3 covered)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity available; Sewer connected; Water available
• Home design: Single-family residence; One story; New construction; Entry level: 1
• Construction: Stucco and CBS construction; Shingle roof; Builder model: Delanie; Built as new construction
• Exterior features: Not waterfront; Entry faces northwest

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Owned water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Kitchen island; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Indoor laundry room with washer and electric dryer hookups

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-876 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (42.5% below list).
• Recommended offer: $213k (42.5% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• This rent runs 45% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $204k; list at $370k implies a 81% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,698 (42.5% 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 43 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.15%
• DSCR: 0.55
• GRM: 14.5

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $145,698
• Equity at exit: $333,235

10-year hold

• IRR: 16.2%
• Equity multiple: 5.57×
• Total profit: $472,994
• Equity at exit: $718,634

Cash invested: $103,572 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-876

Break-even live

Break-even rent $3,236

Max offer price $243,144

Occupancy floor —

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	0.23mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	3d	1	0.37mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.46mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	0.53mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.69mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	3d	1	0.71mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	0.72mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	24d	1	0.73mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	20d	1	0.78mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.88mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.23mi
1031 S Bronze Ct Labelle, FL	3.0	2.0	1662	$2,000	$1.20	3d	1	1.24mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	1.24mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	1.34mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.38mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $369,900 Active 43 DOM
2. 2026-06-17
   days on market $369,900 Active 42 DOM
3. 2026-06-16
   days on market $369,900 Active 41 DOM
4. 2026-06-15
   days on market $369,900 Active 40 DOM
5. 2026-06-13
   days on market $369,900 Active 38 DOM
6. 2026-06-13
   days on market $369,900 Active 37 DOM
7. 2026-06-10
   days on market $369,900 Active 35 DOM
8. 2026-06-09
   days on market $369,900 Active 34 DOM
9. 2026-06-08
   days on market $369,900 Active 33 DOM
10. 2026-06-07
    days on market $369,900 Active 32 DOM
11. 2026-06-03
    days on market $369,900 Active 28 DOM
12. 2026-06-02
    days on market $369,900 Active 27 DOM
13. 2026-06-01
    days on market $369,900 Active 26 DOM
14. 2026-05-31
    days on market $369,900 Active 25 DOM
15. 2026-05-16
    listed $369,900 Active 524-char remark

    Show marketing remark (524 chars)

    One or more photo(s) has been virtually staged. Welcome to this beautiful new construction home in the growing community of LaBelle! This spacious 3- bedroom, 2 - Bathroom features a desirable split floorplan, quartz countertops, stainless steel appliances, and a 3- car garage. Enjoy an open-concept layout perfect for entertaining, abundant natural light, and modern finishes throughout. This home offers both comfort and functionality with a covered lanai ideal for relaxing outdoors. Schedule your private showing today!

16. 2026-05-07
    listed $2,900
17. 2026-05-02
    listed $369,900 Active
18. 2004-06-03
    soldstatus $204,000
19. 2001-04-02
    soldstatus $14,400

ⓘ 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 · 23 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: $25,524
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$10,761
• Taxable loss: −$17,439
• Est. tax savings @ 24.0%: +$4,185
• After-tax cash flow: $-6,326/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

+2468.8% since first listed

5 events — show timeline

• 2026-05-16 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed for Rent $2,900 GFLMLS
• 2026-05-02 Listed $369,900 Beaches MLS
• 2004-06-03 Sold (Public Records) $204,000 Public Records
• 2001-04-02 Sold (Public Records) $14,400 Public Records

Property tax history

+12.6%/yr

Latest (2025): $514 · +74.9% YoY. Source: county tax records.