8031 Melody Cir · Port LaBelle, FL 33935

$286,500

3 bd · 2.0 ba · 1,356 sqft · Land · 235 Days on market

Built 2026 0.25 ac lot ↓ 7% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Another QUALITY build by Blue Line Homes with 1yr warranty. Preserve view from large lanai. Granite tops on SOLID WOOD soft close 42" wall cabinets, tile backsplash, walk in pantry, 10ft beam and coffer ceilings, 8x24" plank tile throughout, MASTER WALK IN CLOSET, rain head & wall head in master shower with niche, frameless shower glass, duel master vanities, icynene spray insulation, KOHLER toilets, tankless water heater, High efficiency HVAC system, sound proofed insulated interior walls, exterior soffit lighting, interior under cabinet lighting. Very private street with very little traffic. METAL ROOF & IMPACT RESISTANT WINDOWS. Even has full gutters! Possible short

Key facts

• Solid wood cabinets
• Green belt lot
• Preserve view

Tags

• GREEN BELT LOT
• PRESERVE VIEW
• SOLID WOOD CABINETS
• WALK IN PANTRY
• MASTER WALK IN CLOSET
• FRAMELESS SHOWER GLASS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee listed as 0

Exterior

• Parking: Attached garage; 2 covered/garage spaces
• Security: Security/high-impact doors
• Utilities: Cable available; Public water; Septic tank
• Home design: Single-story; Entry level: 1; Southeast facing; New construction
• Construction: Block, concrete and stucco construction; Metal roof; Built as new construction
• Exterior features: Security/high-impact doors; Rectangular lot; Northwest exposure; Has view

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker)
• Bedrooms: Great Room (listed among room types)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Attic with pull-down stairs; Coffered ceilings; Dual sinks; Family/Dining room; Living/Dining room; Pantry; Shower (separate, shower only option); Walk-in closets; Impact glass windows; Unfurnished
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $286k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (24.8% below list).
• Recommended offer: $215k (24.8% 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; 22 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 $2,154/mo this rent would consume 45% 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 $31k of equity ($2k loan paydown + $29k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

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 $215,394 (24.8% 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 235 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.1

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $138,341
• Equity at exit: $258,102

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $421,397
• Equity at exit: $556,606

Cash invested: $80,220 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,502
• Tax est. 1.5%: −$358 /mo · $4,298/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-278

Break-even live

Break-even rent $2,506

Max offer price $246,226

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-179	+0% $-278	+5% $-377	+10% $-476
Rent	-10% $-448	-5% $-363	+0% $-278	+5% $-193	+10% $-108
Rate	-1.0pp $-134	-0.5pp $-205	base $-278	+0.5pp $-353	+1.0pp $-428

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: $71,625
• Closing costs: $8,595
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	18d	1	0.04mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	5d	1	0.23mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	21d	1	0.35mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	5d	1	0.39mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	25d	1	0.49mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	5d	1	0.55mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	5d	1	0.63mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	21d	1	0.79mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	25d	1	0.82mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	25d	1	0.88mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	18d	1	0.88mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	25d	1	0.91mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	13d	1	0.91mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	0.97mi
1535 Argosy Rd Labelle, FL	4.0	2.0	1836	$1,675	$0.91	5d	1	1.05mi
1064 Calumet Rd Labelle, FL	3.0	2.5	1503	$2,200	$1.46	25d	1	1.08mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	4d	1	1.13mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	18d	1	1.15mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	18d	1	1.27mi
1088 Saturn Ct Labelle, FL	4.0	2.0	1439	$2,200	$1.53	21d	1	1.40mi
1173 E Benbow Cir Labelle, FL	3.0	2.0	1212	$2,000	$1.65	5d	1	1.40mi
1209 Banjo Ct Labelle, FL	3.0	2.0	1440	$2,050	$1.42	25d	1	1.44mi

Listing history 43 events

1. 2026-06-22
   days on market $286,500 Active 235 DOM
2. 2026-06-18
   days on market $286,500 Active 232 DOM
3. 2026-06-17
   days on market $286,500 Active 231 DOM
4. 2026-06-16
   days on market $286,500 Active 230 DOM
5. 2026-06-15
   price $286,500 Active 229 DOM
6. 2026-06-15
   days on market $287,000 Active 229 DOM
7. 2026-06-13
   days on market $287,000 Active 227 DOM
8. 2026-06-13
   days on market $287,000 Active 226 DOM
9. 2026-06-10
   days on market $287,000 Active 224 DOM
10. 2026-06-09
    days on market $287,000 Active 223 DOM
11. 2026-06-08
    days on market $287,000 Active 222 DOM
12. 2026-06-07
    statusdays on market $287,000 Active 221 DOM
13. 2026-06-02
    statusdays on market $287,000 Pending 218 DOM
14. 2026-06-01
    days on market $287,000 Active 217 DOM
15. 2026-05-31
    days on market $287,000 Active 216 DOM
16. 2026-05-21
    price $287,500
17. 2026-05-14
    price $288,000
18. 2026-04-30
    price $288,250
19. 2026-04-29
    price $288,750
20. 2026-04-28
    price $289,250
21. 2026-04-27
    price $289,750
22. 2026-04-22
    price $289,900
23. 2026-04-09
    price $290,000
24. 2026-03-31
    price $290,500
25. 2026-03-30
    price $291,000
26. 2026-03-27
    price $291,500
27. 2026-03-23
    price $292,500
28. 2026-03-12
    price $294,500
29. 2026-03-10
    price $296,500
30. 2026-03-06
    price $297,500
31. 2026-03-03
    price $298,500
32. 2026-02-26
    price $299,500
33. 2026-02-23
    price $300,000
34. 2026-02-17
    price $301,000
35. 2026-02-13
    price $302,000
36. 2026-02-05
    price $303,000
37. 2026-01-26
    price $304,500
38. 2026-01-15
    price $305,000
39. 2026-01-07
    price $306,000
40. 2025-12-22
    price $307,000
41. 2025-12-18
    price $308,000
42. 2025-11-21
    price $308,500
43. 2025-10-23
    listed $309,000 Active

ⓘ 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 2/10 Low
• 🌡 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: $25,847
• − Mortgage interest: −$16,048
• − Property taxes: −$4,298
• − Insurance: −$1,432
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$8,335
• Taxable loss: −$8,401
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $-1,324/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

-7.0% since first listed

28 events — show timeline

• 2026-05-21 Price Changed $287,500 FORTMLS
• 2026-05-14 Price Changed $288,000 FORTMLS
• 2026-04-30 Price Changed $288,250 FORTMLS
• 2026-04-29 Price Changed $288,750 FORTMLS
• 2026-04-28 Price Changed $289,250 FORTMLS
• 2026-04-27 Price Changed $289,750 FORTMLS
• 2026-04-22 Price Changed $289,900 FORTMLS
• 2026-04-09 Price Changed $290,000 FORTMLS
• 2026-03-31 Price Changed $290,500 FORTMLS
• 2026-03-30 Price Changed $291,000 FORTMLS
• 2026-03-27 Price Changed $291,500 FORTMLS
• 2026-03-23 Price Changed $292,500 FORTMLS
• 2026-03-12 Price Changed $294,500 FORTMLS
• 2026-03-10 Price Changed $296,500 FORTMLS
• 2026-03-06 Price Changed $297,500 FORTMLS
• 2026-03-03 Price Changed $298,500 FORTMLS
• 2026-02-26 Price Changed $299,500 FORTMLS
• 2026-02-23 Price Changed $300,000 FORTMLS
• 2026-02-17 Price Changed $301,000 FORTMLS
• 2026-02-13 Price Changed $302,000 FORTMLS
• 2026-02-05 Price Changed $303,000 FORTMLS
• 2026-01-26 Price Changed $304,500 FORTMLS
• 2026-01-15 Price Changed $305,000 FORTMLS
• 2026-01-07 Price Changed $306,000 FORTMLS
• 2025-12-22 Price Changed $307,000 FORTMLS
• 2025-12-18 Price Changed $308,000 FORTMLS
• 2025-11-21 Price Changed $308,500 FORTMLS
• 2025-10-23 Listed $309,000 FORTMLS

Property tax history

+7.4%/yr

Latest (2025): $508 · +54.7% YoY. Source: county tax records.