4005 W Sunflower Cir · Port LaBelle, FL 33935

$205,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 244 Days on market

Built 1985 10,019 sqft lot Est $263k · 22% 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 +22.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Beautiful 3 bedroom/2 bathroom 1 car garage house with large back yard in developed area of Labelle. House features newly tiled floor in living room, dining room and hallway, new roof in 2018, new ac in 2018. Freshly painted inside and outside, new tub in guest bathroom. Great starter home or investment property just waiting for new owner.

Key facts

• 0.23 acre lot
• Garage
• Built 1985

Property features AI

Finance

• Other: Zoning: RG3
• Financial info: No lease restrictions listed
• HOA & community: Has HOA (annual fee $180; $15 monthly equivalent); Association name: Ron Zimmerman; Association fees required; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Faces southeast; Homestead exempt
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $22k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 28% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $263,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4004 Sena Ln	0.06mi	3/2.0	1,296 (0%)	11mo	$200,000	$154	88
4013 Albany Rd	0.13mi	3/2.0	1,200 (-7%)	6mo	$207,000	$173	76
4033 School Cir	0.07mi	3/2.0	1,476 (+14%)	0mo	$262,500	$178	73
4049 Rainbow Cir	0.38mi	2/2.0 (-1)	1,262 (-3%)	12mo	$230,000	$182	63
4086 Rainbow Cir	0.45mi	3/2.0	1,271 (-2%)	20mo	$277,500	$218	59
4038 Rainbow Cir	0.44mi	3/2.0	1,377 (+6%)	12mo	$225,000	$163	58
4023 E Sunflower Cir	0.20mi	3/2.0	1,128 (-13%)	14mo	$229,000	$203	57
4032 Albany Rd	0.29mi	3/2.0	1,116 (-14%)	8mo	$230,000	$206	57
4039 E Sunflower Cir	0.27mi	3/2.0	1,128 (-13%)	22mo	$230,000	$204	48
5014 NE Tradewinds Cir	0.61mi	3/2.0	1,389 (+7%)	24mo	$259,000	$186	40
5025 N Rosebud Cir	0.64mi	3/2.0	1,389 (+7%)	24mo	$285,820	$206	38
4015 E Palomar Cir	0.62mi	3/2.0	1,129 (-13%)	18mo	$230,000	$204	35

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $133,224
• Equity at exit: $184,680

10-year hold

• IRR: 25.5%
• Equity multiple: 7.54×
• Total profit: $375,426
• Equity at exit: $398,270

Cash invested: $57,400 (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: 942
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$85
• HOA: −$15
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $338

Break-even live

Break-even rent $1,776

Max offer price $205,000

Occupancy floor 80%

Sensitivity live

Price	-10% $454	-5% $396	+0% $338	+5% $280	+10% $222
Rent	-10% $164	-5% $251	+0% $338	+5% $425	+10% $513
Rate	-1.0pp $442	-0.5pp $391	base $338	+0.5pp $285	+1.0pp $231

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.84mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.89mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.97mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	1.09mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	1.16mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	1.23mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.33mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	1.41mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	1.46mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	1.48mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	1.48mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	4d	1	1.49mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 22 events

1. 2026-06-18
   days on market $205,000 Active 244 DOM
2. 2026-06-17
   days on market $205,000 Active 243 DOM
3. 2026-06-16
   days on market $205,000 Active 242 DOM
4. 2026-06-15
   days on market $205,000 Active 241 DOM
5. 2026-06-13
   days on market $205,000 Active 239 DOM
6. 2026-06-13
   days on market $205,000 Active 238 DOM
7. 2026-06-10
   days on market $205,000 Active 236 DOM
8. 2026-06-09
   days on market $205,000 Active 235 DOM
9. 2026-06-08
   days on market $205,000 Active 234 DOM
10. 2026-06-07
    days on market $205,000 Active 233 DOM
11. 2026-06-03
    days on market $205,000 Active 229 DOM
12. 2026-06-02
    days on market $205,000 Active 228 DOM
13. 2026-06-01
    days on market $205,000 Active 227 DOM
14. 2026-05-31
    days on market $205,000 Active 226 DOM
15. 2025-12-01
    price $205,000
16. 2025-10-27
    price $215,000
17. 2025-10-17
    listed $227,000 Active
18. 2021-05-27
    soldstatus $160,000
19. 2021-05-21
    historical 343-char remark

    Show marketing remark (343 chars)

    Beautiful 3 bedroom/2 bathroom 1 car garage house with large back yard in developed area of Labelle. House features newly tiled floor in living room, dining room and hallway, new roof in 2018, new ac in 2018. Freshly painted inside and outside, new tub in guest bathroom. Great starter home or investment property just waiting for new owner.

20. 2021-05-21
    soldstatus $160,000 Closed 343-char remark

    Show marketing remark (343 chars)

    Beautiful 3 bedroom/2 bathroom 1 car garage house with large back yard in developed area of Labelle. House features newly tiled floor in living room, dining room and hallway, new roof in 2018, new ac in 2018. Freshly painted inside and outside, new tub in guest bathroom. Great starter home or investment property just waiting for new owner.

21. 2021-04-19
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Beautiful 3 bedroom/2 bathroom 1 car garage house with large back yard in developed area of Labelle. House features newly tiled floor in living room, dining room and hallway, new roof in 2018, new ac in 2018. Freshly painted inside and outside, new tub in guest bathroom. Great starter home or investment property just waiting for new owner.

22. 2021-03-28
    listed $160,000 Active 343-char remark

    Show marketing remark (343 chars)

    Beautiful 3 bedroom/2 bathroom 1 car garage house with large back yard in developed area of Labelle. House features newly tiled floor in living room, dining room and hallway, new roof in 2018, new ac in 2018. Freshly painted inside and outside, new tub in guest bathroom. Great starter home or investment property just waiting for new owner.

ⓘ 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: $2,732 · $228/mo
• Projected year-2 tax: $2,732 · $228/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 · 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: $26,453
• − Mortgage interest: −$11,483
• − Property taxes: −$2,732
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$180
• − Depreciation: −$5,964
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $3,860/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

+28.1% since first listed

8 events — show timeline

• 2025-12-01 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Listed $227,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-27 Sold (Public Records) $160,000 Public Records
• 2021-05-21 Listing Removed — FORTMLS
• 2021-05-21 Sold (MLS) $160,000 FORTMLS
• 2021-04-19 Pending — FORTMLS
• 2021-03-28 Listed $160,000 FORTMLS

Property tax history

+8.3%/yr

Latest (2025): $2,732 · +7.3% YoY. Source: county tax records.