9048 Lamkin Cir · Port LaBelle, FL 33935

$249,900

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 107 Days on market

Built 2020 0.34 ac lot Est $289k · 13% under

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Why this score? — see what drove the C- 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).

• ARV discount +13.5/15.0
• Cash flow +11.4/30.0
• Appreciation +10.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.3/10.0
• 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

GREAT CLOSING COST INCENTIVES! Beautiful house surrendered by nature, High ceilings, Tile throughout, Huge backyard and many more upgrades. Excellent location, Labelle, 10 min to Labelle Downtown, 45 min to Fort Myers, Schools, Shops and entertaning. Stop paying rent; start paying for your house. Potential for RV parking. Please call the listing office for more information [phone].

Key facts

• Split floor plan
• Spacious kitchen
• Large island

Tags

• FULLY FENCED IN YARD
• SPLIT FLOOR PLAN
• IMPACT WINDOWS AND DOORS
• SPACIOUS KITCHEN
• BREAKFAST BAR
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (11.2% below list).
• Recommended offer: $222k (11.2% 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: 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,218/mo this rent would consume 47% 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $70k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,790 (11.2% 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 107 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $288,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9048 Lamkin Cir	0.00mi	3/2.0	1,408 (0%)	0mo	$257,500	$183	100
9006 Lamkin Cir	0.06mi	3/2.0	1,419 (+1%)	0mo	$300,000	$211	95
9020 N Indio Cir	0.17mi	3/2.0	1,324 (-6%)	2mo	$259,900	$196	80
9034 Lamkin Cir	0.11mi	3/2.0	1,239 (-12%)	1mo	$252,000	$203	74
9025 Lamkin Cir	0.06mi	3/2.0	1,198 (-15%)	1mo	$250,000	$209	71
8002 Mill Ct	0.50mi	2/2.0 (-1)	1,356 (-4%)	3mo	$285,000	$210	63
8304 Lena Ct	0.46mi	3/2.0	1,572 (+12%)	0mo	$299,900	$191	59
7006 Patriot Ct	0.64mi	3/2.0	1,324 (-6%)	3mo	$273,400	$206	58
9036 W Justice Cir	0.61mi	3/2.0	1,284 (-9%)	1mo	$265,000	$206	56
8042 Buttercup Cir	0.71mi	3/2.0	1,324 (-6%)	3mo	$271,900	$205	55
8044 Buttercup Cir	0.72mi	3/2.0	1,324 (-6%)	2mo	$259,900	$196	54
8003 Mangrove Cir	0.64mi	4/2.0 (+1)	1,499 (+6%)	1mo	$284,999	$190	54

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: 23.2%
• Equity multiple: 2.87×
• Total profit: $130,579
• Equity at exit: $225,130

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $389,162
• Equity at exit: $485,501

Cash invested: $69,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$426 /mo · $5,110/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-88

Break-even live

Break-even rent $2,330

Max offer price $234,293

Occupancy floor 99%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	23d	1	0.13mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	23d	1	0.21mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.21mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	23d	1	0.25mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.36mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.42mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.51mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.52mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	0.53mi
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.58mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	11d	1	0.61mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	23d	1	0.63mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.67mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	0.71mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	0.83mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	0.84mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	23d	1	0.90mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	23d	1	1.13mi
6018 Acorn Cir Labelle, FL	3.0	2.0	1408	$2,200	$1.56	16d	1	1.33mi

Listing history 22 events

1. 2026-04-10
   status Pending
2. 2026-03-30
   status Active
3. 2026-02-16
   status Pending
4. 2026-01-25
   status Active
5. 2026-01-08
   status Pending
6. 2026-01-08
   price $249,900
7. 2026-01-08
   price $260,000
8. 2026-01-08
   status Active
9. 2025-11-02
   status Pending
10. 2025-10-27
    price $249,900
11. 2025-10-08
    price $265,000
12. 2025-08-28
    price $309,900
13. 2025-08-19
    listed $319,900 Active
14. 2023-07-14
    soldstatus $296,900 Closed 391-char remark

    Show marketing remark (391 chars)

    GREAT CLOSING COST INCENTIVES! Beautiful house surrendered by nature, High ceilings, Tile throughout, Huge backyard and many more upgrades. Excellent location, Labelle, 10 min to Labelle Downtown, 45 min to Fort Myers, Schools, Shops and entertaning. Stop paying rent; start paying for your house. Potential for RV parking. Please call the listing office for more information [phone].

15. 2023-06-05
    status Pending 391-char remark

    Show marketing remark (391 chars)

    GREAT CLOSING COST INCENTIVES! Beautiful house surrendered by nature, High ceilings, Tile throughout, Huge backyard and many more upgrades. Excellent location, Labelle, 10 min to Labelle Downtown, 45 min to Fort Myers, Schools, Shops and entertaning. Stop paying rent; start paying for your house. Potential for RV parking. Please call the listing office for more information [phone].

16. 2023-06-01
    listed $296,900 Active 391-char remark

    Show marketing remark (391 chars)

    GREAT CLOSING COST INCENTIVES! Beautiful house surrendered by nature, High ceilings, Tile throughout, Huge backyard and many more upgrades. Excellent location, Labelle, 10 min to Labelle Downtown, 45 min to Fort Myers, Schools, Shops and entertaning. Stop paying rent; start paying for your house. Potential for RV parking. Please call the listing office for more information [phone].

17. 2020-12-18
    soldstatus $209,900
18. 2019-12-19
    soldstatus $33,100
19. 2009-11-19
    soldstatus $12,000
20. 2005-05-27
    soldstatus $37,000
21. 2005-05-16
    soldstatus $37,000
22. 2005-04-29
    price $39,000

ⓘ 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: $5,110 · $426/mo
• Projected year-2 tax: $5,110 · $426/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 · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,615
• − Mortgage interest: −$13,998
• − Property taxes: −$5,110
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$7,270
• Taxable loss: −$5,271
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $205/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

+540.8% since first listed

22 events — show timeline

• 2026-04-10 Pending — FORTMLS
• 2026-03-30 Relisted — FORTMLS
• 2026-02-16 Pending — FORTMLS
• 2026-01-25 Relisted — FORTMLS
• 2026-01-08 Pending — FORTMLS
• 2026-01-08 Price Changed $249,900 FORTMLS
• 2026-01-08 Price Changed $260,000 FORTMLS
• 2026-01-08 Relisted — FORTMLS
• 2025-11-02 Pending — FORTMLS
• 2025-10-27 Price Changed $249,900 FORTMLS
• 2025-10-08 Price Changed $265,000 FORTMLS
• 2025-08-28 Price Changed $309,900 FORTMLS
• 2025-08-19 Listed $319,900 FORTMLS
• 2023-07-14 Sold (MLS) $296,900 FORTMLS
• 2023-06-05 Pending — FORTMLS
• 2023-06-01 Listed $296,900 FORTMLS
• 2020-12-18 Sold (Public Records) $209,900 Public Records
• 2019-12-19 Sold (Public Records) $33,100 Public Records
• 2009-11-19 Sold (Public Records) $12,000 Public Records
• 2005-05-27 Sold (Public Records) $37,000 Public Records
• 2005-05-16 Sold (MLS) $37,000 FORTMLS
• 2005-04-29 Price Changed $39,000 FORTMLS

Property tax history

+38.0%/yr

Latest (2025): $5,110 · -0.8% YoY. Source: county tax records.