8046 Memory Cir · Port LaBelle, FL 33935

$199,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 69 Days on market

Built 2022 10,018 sqft lot Est $294k · 32% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this newer construction 4-bedroom, 2-bath home built in 2022, ideally situated in the peaceful and growing community of Port LaBelle. Featuring durable all-tile flooring throughout, this home offers low-maintenance living with a clean, modern feel and a functional layout designed for everyday comfort. Nestled on a quiet street, this property provides the privacy and tranquility buyers are seeking while still being conveniently located near SR-80 for easy access to LaBelle, Fort Myers, and surrounding areas. Port LaBelle is known for its spacious surroundings, neighborhood parks, and relaxed lifestyle, making it an attractive option for both primary homeowners and investors. The gre

Key facts

• Quiet street
• Newer construction
• Conveniently located

Tags

• NEWER CONSTRUCTION
• DURABLE ALL-TILE FLOORING
• LOW-MAINTENANCE LIVING
• QUIET STREET
• PRIVACY AND TRANQUILITY
• CONVENIENTLY LOCATED

Property features AI

Finance

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

Exterior

• Parking: Driveway; Paved parking
• Utilities: Public water; Septic tank; Cable not available
• Home design: Single-story home; Entry on level 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: No special exterior features listed; Rectangular lot; North exposure

Interior

• Kitchen: Kitchen island
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows; Family/dining room; Kitchen island; Open living/dining area; Separate shower (shower only)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 22 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).
• At $2,264/mo this rent would consume 48% 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 $21k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $61k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $199k implies a 176% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $294,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8003 Mangrove Cir	0.37mi	4/2.0	1,499 (-0%)	1mo	$284,999	$190	82
8304 Lena Ct	0.34mi	3/2.0 (-1)	1,572 (+5%)	0mo	$299,900	$191	71
8012 Spice Ct	0.23mi	3/2.0 (-1)	1,356 (-10%)	1mo	$295,000	$218	67
9006 Lamkin Cir	0.68mi	3/2.0 (-1)	1,419 (-5%)	1mo	$300,000	$211	54
9048 Lamkin Cir	0.68mi	3/2.0 (-1)	1,408 (-6%)	0mo	$257,500	$183	53
8044 Buttercup Cir	0.49mi	3/2.0 (-1)	1,324 (-12%)	2mo	$259,900	$196	50
8042 Buttercup Cir	0.49mi	3/2.0 (-1)	1,324 (-12%)	3mo	$271,900	$205	50
8016 Mangrove Cir	0.46mi	3/2.0 (-1)	1,337 (-11%)	6mo	$170,000	$127	50
8014 Windswept Cir	0.55mi	3/2.0 (-1)	1,666 (+11%)	5mo	$274,990	$165	47
8033 Buttercup Cir	0.47mi	4/3.0	1,715 (+14%)	7mo	$360,000	$210	45
9020 N Indio Cir	0.64mi	3/2.0 (-1)	1,324 (-12%)	2mo	$259,900	$196	44
8048 Sherwood Cir	0.73mi	3/2.0 (-1)	1,292 (-14%)	3mo	$284,990	$221	36

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: 29.2%
• Equity multiple: 3.30×
• Total profit: $128,402
• Equity at exit: $179,275

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $362,643
• Equity at exit: $386,613

Cash invested: $55,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$349 /mo · $4,191/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $313

Break-even live

Break-even rent $1,868

Max offer price $199,000

Occupancy floor 81%

Sensitivity live

Price	-10% $425	-5% $369	+0% $313	+5% $257	+10% $200
Rent	-10% $134	-5% $223	+0% $313	+5% $402	+10% $492
Rate	-1.0pp $413	-0.5pp $363	base $313	+0.5pp $261	+1.0pp $209

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	4d	1	0.02mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	20d	1	0.16mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	4d	1	0.24mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	17d	1	0.27mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	0.44mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	4d	1	0.73mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	4d	1	0.76mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.81mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.82mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.86mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	20d	1	0.89mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.90mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	17d	1	0.90mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	4d	1	0.95mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	0.96mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	17d	1	1.04mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	1.05mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	17d	1	1.06mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	1.19mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	20d	1	1.26mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	24d	1	1.35mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	4d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   days on market $199,000 Active 69 DOM
2. 2026-06-17
   days on market $199,000 Active 68 DOM
3. 2026-06-16
   days on market $199,000 Active 67 DOM
4. 2026-06-15
   days on market $199,000 Active 66 DOM
5. 2026-06-13
   days on market $199,000 Active 64 DOM
6. 2026-06-13
   days on market $199,000 Active 63 DOM
7. 2026-06-10
   days on market $199,000 Active 61 DOM
8. 2026-06-09
   days on market $199,000 Active 60 DOM
9. 2026-06-08
   days on market $199,000 Active 59 DOM
10. 2026-06-07
    days on market $199,000 Active 58 DOM
11. 2026-06-03
    pricedays on market $199,000 Active 54 DOM
12. 2026-06-02
    days on market $234,000 Active 53 DOM
13. 2026-06-01
    days on market $234,000 Active 52 DOM
14. 2026-05-31
    days on market $234,000 Active 51 DOM
15. 2026-05-15
    price $234,000
16. 2026-04-08
    listed $260,000 Active
17. 2019-04-01
    soldstatus $72,000
18. 2017-08-14
    historical
19. 2017-03-28
    listed $9,000 Active
20. 2004-04-05
    soldstatus $8,500

ⓘ 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: $4,191 · $349/mo
• Projected year-2 tax: $4,191 · $349/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 3/10 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: $27,169
• − Mortgage interest: −$11,147
• − Property taxes: −$4,191
• − Insurance: −$995
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$5,789
• Taxable income: $699
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $3,586/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

+2652.9% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $234,000 FORTMLS
• 2026-04-08 Listed $260,000 FORTMLS
• 2019-04-01 Sold (Public Records) $72,000 Public Records
• 2017-08-14 Listing Removed — FORTMLS
• 2017-03-28 Listed $9,000 FORTMLS
• 2004-04-05 Sold (Public Records) $8,500 Public Records

Property tax history

+36.1%/yr

Latest (2025): $4,191 · +0.8% YoY. Source: county tax records.