2008 Alliance Ln · Port LaBelle, FL 33935

$359,000

3 bd · 2.0 ba · 1,359 sqft · Land · 115 Days on market

Built 2026 10,454 sqft lot

---

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 +5.2/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

Key facts

• Ample cabinetry
• Tile flooring
• Full 2 car garage

Tags

• ONE STORY RANCH HOME
• OPEN AND AIRY FLOOR PLAN
• TILE FLOORING
• AMPLE CABINETRY
• INTERIOR LAUNDRY ROOM
• FULL 2 CAR GARAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story; New construction; Faces north
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Patio; Security/high-impact doors; Smoke detectors; Reclaimed water irrigation; Rectangular lot; South exposure

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Refrigerator; Trash compactor
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Breakfast bar; Entrance foyer; Combined living and dining area; Separate shower (shower-only in at least one bathroom); Split bedroom layout; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $359k.

Deal economics

• At list price, monthly cash flow is $-813 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (41.2% below list).
• Recommended offer: $211k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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: 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: 951 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($327k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $359k implies a 1841% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,137 (41.2% 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 115 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.71%
• DSCR: 0.57
• GRM: 14.2

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: 17.5%
• Equity multiple: 2.43×
• Total profit: $143,773
• Equity at exit: $323,416

10-year hold

• IRR: 16.5%
• Equity multiple: 5.62×
• Total profit: $464,171
• Equity at exit: $697,458

Cash invested: $100,520 (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: 951
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-813

Break-even live

Break-even rent $3,140

Max offer price $241,360

Occupancy floor —

Sensitivity live

Price	-10% $-565	-5% $-689	+0% $-813	+5% $-937	+10% $-1,061
Rent	-10% $-980	-5% $-896	+0% $-813	+5% $-730	+10% $-646
Rate	-1.0pp $-632	-0.5pp $-722	base $-813	+0.5pp $-906	+1.0pp $-1,001

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	26d	1	0.79mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	26d	1	1.27mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	5d	1	1.32mi
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	26d	1	1.32mi
176 E Yeomans Ave Labelle, FL	3.0	2.0	1000	$1,800	$1.80	16d	1	1.44mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	26d	1	1.48mi

Listing history 26 events

1. 2026-06-22
   days on market $359,000 Active 115 DOM
2. 2026-06-22
   days on market $359,000 Active 114 DOM
3. 2026-06-18
   days on market $359,000 Active 111 DOM
4. 2026-06-17
   days on market $359,000 Active 110 DOM
5. 2026-06-16
   days on market $359,000 Active 109 DOM
6. 2026-06-15
   days on market $359,000 Active 108 DOM
7. 2026-06-13
   days on market $359,000 Active 106 DOM
8. 2026-06-13
   days on market $359,000 Active 105 DOM
9. 2026-06-10
   days on market $359,000 Active 103 DOM
10. 2026-06-09
    days on market $359,000 Active 102 DOM
11. 2026-06-08
    days on market $359,000 Active 101 DOM
12. 2026-06-07
    days on market $359,000 Active 100 DOM
13. 2026-06-03
    days on market $359,000 Active 96 DOM
14. 2026-06-02
    days on market $359,000 Active 95 DOM
15. 2026-06-01
    days on market $359,000 Active 94 DOM
16. 2026-05-31
    days on market $359,000 Active 93 DOM
17. 2026-04-01
    price $359,000
18. 2026-02-27
    listed $379,000 Active
19. 2024-12-05
    soldstatus $18,500
20. 2024-12-04
    soldstatus $18,500 Closed 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

21. 2024-11-17
    status Pending 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

22. 2024-10-31
    status Active 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

23. 2024-10-24
    status Pending 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

24. 2024-10-22
    status Active 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

25. 2024-10-21
    status Pending 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

26. 2024-10-12
    listed $23,999 Active 430-char remark

    Show marketing remark (430 chars)

    This 0.24-acre lot in Port Labelle, FL, offers an incredible investment opportunity in a rapidly growing neighborhood! With evident pride of ownership throughout the area, this private lot is the perfect spot to build your dream home. Whether you're looking to settle down or invest in an evolving community, this property is full of potential. Don't miss your chance to own a slice of paradise in this up-and-coming neighborhood!

ⓘ 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 · 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: $25,336
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$10,444
• Taxable loss: −$16,451
• Est. tax savings @ 24.0%: +$3,948
• After-tax cash flow: $-5,808/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

+1395.9% since first listed

10 events — show timeline

• 2026-04-01 Price Changed $359,000 FORTMLS
• 2026-02-27 Listed $379,000 FORTMLS
• 2024-12-05 Sold (Public Records) $18,500 Public Records
• 2024-12-04 Sold (MLS) $18,500 FORTMLS
• 2024-11-17 Pending — FORTMLS
• 2024-10-31 Relisted — FORTMLS
• 2024-10-24 Pending — FORTMLS
• 2024-10-22 Relisted — FORTMLS
• 2024-10-21 Pending — FORTMLS
• 2024-10-12 Listed $23,999 FORTMLS

Property tax history

+12.4%/yr

Latest (2025): $513 · +58.1% YoY. Source: county tax records.