4022 E Sunflower Cir · Port LaBelle, FL 33935

$259,499

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 44 Days on market

Built 1989 0.26 ac lot Est $228k · 14% over $15/mo HOA · 1% of rent

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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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

Key facts

• Durable metal roof
• Open floor plan
• Newer a/c system

Tags

• OPEN FLOOR PLAN
• NEWER A/C SYSTEM
• DURABLE METAL ROOF
• GENEROUS OUTDOOR SPACE
• SPACIOUS LOT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee of $180; Community pool; Non-gated community

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Resale property; Faces east
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Fenced yard; Open patio/porch; Patio; Porch; Room for pool; Oversized lot; Paved road access; West exposure

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Living/dining room; Pantry; Tub with shower; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup in garage; Dryer hookup in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $83 ($991/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.4% below list).
• Recommended offer: $222k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 9 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 $2,221/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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $105k; list at $259k implies a 147% 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 $222,089 (14.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $227,664
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4020 E Sunflower Cir	0.02mi	3/2.0	1,100 (-1%)	7mo	$224,000	$204	91
4032 Albany Rd	0.14mi	3/2.0	1,116 (0%)	8mo	$230,000	$206	87
4023 E Sunflower Cir	0.06mi	3/2.0	1,128 (+1%)	14mo	$229,000	$203	83
4013 Albany Rd	0.06mi	3/2.0	1,200 (+8%)	6mo	$207,000	$173	79
4039 E Sunflower Cir	0.08mi	3/2.0	1,128 (+1%)	22mo	$230,000	$204	77
7004 Beaver Cir	0.67mi	3/2.0	1,204 (+8%)	4mo	$265,000	$220	52
4049 Rainbow Cir	0.54mi	2/2.0 (-1)	1,262 (+13%)	12mo	$230,000	$182	38
6202 Forest Ct	0.69mi	3/2.0	1,212 (+9%)	20mo	$250,000	$206	37
4086 Rainbow Cir	0.61mi	3/2.0	1,271 (+14%)	20mo	$277,500	$218	32

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $146,548
• Equity at exit: $233,777

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $427,342
• Equity at exit: $504,149

Cash invested: $72,660 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$108
• HOA: −$15
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $83

Break-even live

Break-even rent $2,116

Max offer price $259,499

Occupancy floor 91%

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	24d	1	0.77mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	0.98mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	1.06mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.10mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	1.30mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	1.30mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	1.35mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.40mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	1.48mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-18
   price $259,499 Active 44 DOM
2. 2026-06-18
   days on market $265,000 Active 44 DOM
3. 2026-06-17
   days on market $265,000 Active 43 DOM
4. 2026-06-16
   days on market $265,000 Active 42 DOM
5. 2026-06-15
   days on market $265,000 Active 41 DOM
6. 2026-06-13
   days on market $265,000 Active 39 DOM
7. 2026-06-13
   days on market $265,000 Active 38 DOM
8. 2026-06-10
   days on market $265,000 Active 36 DOM
9. 2026-06-09
   days on market $265,000 Active 35 DOM
10. 2026-06-08
    days on market $265,000 Active 34 DOM
11. 2026-06-07
    days on market $265,000 Active 33 DOM
12. 2026-06-03
    days on market $265,000 Active 29 DOM
13. 2026-06-02
    days on market $265,000 Active 28 DOM
14. 2026-06-01
    days on market $265,000 Active 27 DOM
15. 2026-05-31
    days on market $265,000 Active 26 DOM
16. 2026-05-05
    listed $265,000 Active
17. 2018-04-06
    soldstatus $105,000 Sold 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

18. 2018-04-06
    soldstatus $105,000

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

19. 2018-02-08
    status Pending With Contingencies 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

20. 2018-01-27
    status Active 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

21. 2018-01-17
    status Pending With Contingencies 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

22. 2018-01-10
    status Active 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

23. 2017-12-18
    historical 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

24. 2017-12-13
    listed $105,000 Active 365-char remark

    Show marketing remark (365 chars)

    Nice, family friendly 3 bedroom, 2 bath home with a 2 car garage, tile in all living areas and an open floor plan, great curb appeal, and a fenced back yard! The home features a newer metal roof, and is near the Port LaBelle community pool and park. This is a great home for those just starting out, a second home or anyone looking for a nice home at a great price!

25. 2014-09-08
    price $48,600
26. 2014-09-08
    soldstatus $37,000
27. 2014-07-14
    listed $37,000
28. 2014-07-11
    historical
29. 2014-04-09
    listed $54,000
30. 1997-03-14
    soldstatus $60,000

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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 2/10 Low
• 🌡 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: $26,651
• − Mortgage interest: −$14,536
• − Property taxes: −$2,256
• − Insurance: −$1,297
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$180
• − Depreciation: −$7,549
• Taxable loss: −$3,432
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $1,814/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
• City population: 23,186
• 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

+341.7% since first listed

15 events — show timeline

• 2026-05-05 Listed $265,000 FORTMLS
• 2018-04-06 Sold (Public Records) $105,000 Public Records
• 2018-04-06 Sold (MLS) $105,000 FORTMLS
• 2018-02-08 Pending — FORTMLS
• 2018-01-27 Relisted — FORTMLS
• 2018-01-17 Pending — FORTMLS
• 2018-01-10 Relisted — FORTMLS
• 2017-12-18 Listing Removed — FORTMLS
• 2017-12-13 Listed $105,000 FORTMLS
• 2014-09-08 Sold (MLS) $37,000 FORTMLS
• 2014-09-08 Price Changed $48,600 FORTMLS
• 2014-07-14 Listed $37,000 FORTMLS
• 2014-07-11 Listing Removed — FORTMLS
• 2014-04-09 Listed $54,000 FORTMLS
• 1997-03-14 Sold (Public Records) $60,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,256 · +8.3% YoY. Source: county tax records.