8117 Ace Ct · Port LaBelle, FL 33935

$279,999

3 bd · 2.0 ba · 1,309 sqft · Land · 53 Days on market

Built 2025 0.33 ac lot

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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
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Introducing the Indigo - A Bright and Efficient Home in Our Value Collection The Indigo floorplan is a smart and stylish 3-bedroom, 2-bathroom home with 1,309 square feet of living space, designed for modern living. Perfect for first-time homebuyers, small families, or those looking to right-size, this home combines comfort, functionality, and affordability, all backed by Holiday Builders' trusted quality and craftsmanship. A Warm Welcome & Open Living Space Step through the covered entryway into a welcoming foyer that leads into the heart of the home. The open-concept kitchen, dining area, and great room create a spacious and inviting atmosphere perfect for both everyday living and entertaining. The kitchen features a convenient pantry, modern cabinetry, and a layout that keeps everything within easy reach and ideal for meal prep and family gatherings. Private & Practical Bedroom Layout The Indigo offers a thoughtful split-bedroom design, giving the Owner's Suite privacy from the other bedrooms. On one side of the home, you'll find two secondary bedrooms and a shared full bathroom, complete with a hallway linen closet for extra storage. This area is perfect for children, guests, roommates or a home office setup.

Key facts

• Quartz countertops
• Tile floors
• 0.33 acre lot

Tags

• TILE FLOORS
• QUARTZ COUNTERTOPS
• TRUSS COVERED REAR LANAI

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story; Entry level: 1; Faces north; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof; Rectangular lot; Lot dimensions approximately 95 x 130 x 95 x 130; South exposures
• Exterior features: Patio; Shutters (manual)

Interior

• Kitchen: Dishwasher; Microwave; Range; Pantry
• Bedrooms: Master bedroom (12.0 x 13.0); Bedroom (13.0 x 10.0); Bedroom (13.0 x 10.0)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double hung windows; Living/dining room; Pantry; Separate shower; Shower only; Split bedrooms; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (22.1% below list).
• Recommended offer: $218k (22.1% 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; 23 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 $2,181/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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 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 $20k; list at $280k implies a 1300% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,094 (22.1% 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 53 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 10.7

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $139,022
• Equity at exit: $252,245

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $420,082
• Equity at exit: $543,976

Cash invested: $78,400 (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: 950
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-212

Break-even live

Break-even rent $2,449

Max offer price $249,314

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-115	+0% $-212	+5% $-309	+10% $-406
Rent	-10% $-384	-5% $-298	+0% $-212	+5% $-126	+10% $-40
Rate	-1.0pp $-71	-0.5pp $-141	base $-212	+0.5pp $-285	+1.0pp $-358

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.39mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.44mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.47mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.54mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	0.57mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	0.73mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.75mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.88mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.93mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.94mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	0.94mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	0.99mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	1.03mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	1.03mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	1.10mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	1.13mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	1.15mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	1.16mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.35mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	1.37mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	1.39mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	25d	1	1.47mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	17d	1	1.50mi

Listing history 20 events

1. 2026-06-22
   statusdays on market $279,999 Pending 53 DOM
2. 2026-06-18
   days on market $279,999 Active 52 DOM
3. 2026-06-17
   days on market $279,999 Active 51 DOM
4. 2026-06-16
   days on market $279,999 Active 50 DOM
5. 2026-06-15
   days on market $279,999 Active 49 DOM
6. 2026-06-13
   days on market $279,999 Active 47 DOM
7. 2026-06-13
   days on market $279,999 Active 46 DOM
8. 2026-06-10
   days on market $279,999 Active 44 DOM
9. 2026-06-09
   days on market $279,999 Active 43 DOM
10. 2026-06-08
    days on market $279,999 Active 42 DOM
11. 2026-06-07
    days on market $279,999 Active 41 DOM
12. 2026-06-03
    days on market $279,999 Active 37 DOM
13. 2026-06-02
    days on market $279,999 Active 36 DOM
14. 2026-06-01
    days on market $279,999 Active 35 DOM
15. 2026-05-31
    days on market $279,999 Active 34 DOM
16. 2026-05-12
    price $279,990 1244-char remark

    Show marketing remark (1244 chars)

    Introducing the Indigo - A Bright and Efficient Home in Our Value Collection The Indigo floorplan is a smart and stylish 3-bedroom, 2-bathroom home with 1,309 square feet of living space, designed for modern living. Perfect for first-time homebuyers, small families, or those looking to right-size, this home combines comfort, functionality, and affordability, all backed by Holiday Builders' trusted quality and craftsmanship. A Warm Welcome & Open Living Space Step through the covered entryway into a welcoming foyer that leads into the heart of the home. The open-concept kitchen, dining area, and great room create a spacious and inviting atmosphere perfect for both everyday living and entertaining. The kitchen features a convenient pantry, modern cabinetry, and a layout that keeps everything within easy reach and ideal for meal prep and family gatherings. Private & Practical Bedroom Layout The Indigo offers a thoughtful split-bedroom design, giving the Owner's Suite privacy from the other bedrooms. On one side of the home, you'll find two secondary bedrooms and a shared full bathroom, complete with a hallway linen closet for extra storage. This area is perfect for children, guests, roommates or a home office setup.

17. 2026-04-27
    listed $279,999 Active
18. 2026-02-12
    listed $298,000 Active 1244-char remark

    Show marketing remark (1244 chars)

    Introducing the Indigo - A Bright and Efficient Home in Our Value Collection The Indigo floorplan is a smart and stylish 3-bedroom, 2-bathroom home with 1,309 square feet of living space, designed for modern living. Perfect for first-time homebuyers, small families, or those looking to right-size, this home combines comfort, functionality, and affordability, all backed by Holiday Builders' trusted quality and craftsmanship. A Warm Welcome & Open Living Space Step through the covered entryway into a welcoming foyer that leads into the heart of the home. The open-concept kitchen, dining area, and great room create a spacious and inviting atmosphere perfect for both everyday living and entertaining. The kitchen features a convenient pantry, modern cabinetry, and a layout that keeps everything within easy reach and ideal for meal prep and family gatherings. Private & Practical Bedroom Layout The Indigo offers a thoughtful split-bedroom design, giving the Owner's Suite privacy from the other bedrooms. On one side of the home, you'll find two secondary bedrooms and a shared full bathroom, complete with a hallway linen closet for extra storage. This area is perfect for children, guests, roommates or a home office setup.

19. 2024-12-17
    soldstatus $20,000
20. 2005-05-10
    soldstatus $40,000

ⓘ 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 6 d/yr ≥108°F today · 20 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: $26,171
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$8,145
• Taxable loss: −$7,446
• Est. tax savings @ 24.0%: +$1,787
• After-tax cash flow: $-758/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

+600.0% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $279,990 Zillow
• 2026-04-27 Listed $279,999 FORTMLS
• 2026-02-12 Listed $298,000 Zillow
• 2024-12-17 Sold (Public Records) $20,000 Public Records
• 2005-05-10 Sold (Public Records) $40,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $551 · +64.6% YoY. Source: county tax records.