3061 NW Beechwood Cir · Port LaBelle, FL 33935

$299,900

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 25 Days on market

Built 2021 0.25 ac lot Est $273k · 10% over

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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 +9.0/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 3061 NW Beechwood Cir. This exceptionally well-maintained 3-bedroom, 2-bathroom home is tucked away in a safe and quiet neighborhood and sits on a spacious 1/4-acre lot with no adjacent neighbors. Adding even more privacy, the property backs up to a large protected greenbelt, ensuring no future building directly behind the home. Inside, the home features a spacious kitchen complete with a large center island, pantry, and an open living area with a dedicated dining space. Moving to the primary suite, the master bedroom offers large bedroom space and a nicely sized master bath with his and hers dual vanity sinks. Inside also features the utility room and two additional guest bedroo

Key facts

• Protected greenbelt
• Large center island
• Open living area

Tags

• PROTECTED GREENBELT
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• OPEN LIVING AREA
• DEDICATED DINING SPACE
• OPEN REAR LANAI

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Security: Monitored burglar alarm; Security system
• Utilities: Cable available; Septic tank; Assessment-paid water
• Home design: Single-story; Entry level: ground floor; Faces west; East exposure
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Open patio; Porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen island; Pantry; Dual sinks
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Separate/formal dining room; Dual sinks; Kitchen island; Pantry; Tub with shower; Vaulted ceilings; Walk-in closets; Split bedroom floorplan; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.2% below list).
• Recommended offer: $233k (22.2% 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: 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; 5 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).
• At $2,332/mo this rent would consume 49% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($295k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,192 (22.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $272,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3043 S Beechwood Cir	0.31mi	3/2.0	1,389 (+2%)	6mo	$279,999	$202	78
2040 S Montana Cir	0.61mi	3/2.0	1,392 (+2%)	0mo	$230,000	$165	68
3013 Honeywood Rd	0.57mi	3/2.0	1,409 (+3%)	4mo	$254,000	$180	64
3036 Harvard Cir	0.46mi	3/2.5	1,464 (+7%)	1mo	$225,000	$154	63
5017 N Peachtree Cir	0.65mi	3/2.0	1,285 (-6%)	5mo	$275,000	$214	56
5005 Gunn Cir	0.56mi	3/2.0	1,243 (-9%)	5mo	$259,990	$209	55
5003 Early Ln	0.74mi	3/2.0	1,300 (-5%)	5mo	$266,000	$205	53
5003 Gunn Cir	0.55mi	2/2.0 (-1)	1,239 (-9%)	3mo	$255,000	$206	52
3023 Cherry Ln	0.62mi	4/2.0 (+1)	1,499 (+10%)	5mo	$269,999	$180	46
5007 Early Ln	0.73mi	3/2.0	1,212 (-11%)	4mo	$242,900	$200	44
3019 N Tulip Rd	0.69mi	4/2.0 (+1)	1,499 (+10%)	3mo	$285,000	$190	44
5012 Gramercy Rd	0.74mi	4/2.0 (+1)	1,499 (+10%)	0mo	$260,000	$173	44

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $148,513
• Equity at exit: $270,174

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $449,104
• Equity at exit: $582,640

Cash invested: $83,972 (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: 950
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$378 /mo · $4,534/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-233

Break-even live

Break-even rent $2,627

Max offer price $258,691

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-148	+0% $-233	+5% $-318	+10% $-403
Rent	-10% $-417	-5% $-325	+0% $-233	+5% $-141	+10% $-49
Rate	-1.0pp $-82	-0.5pp $-157	base $-233	+0.5pp $-311	+1.0pp $-390

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	25d	1	0.27mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.50mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	5d	1	0.58mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.79mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	25d	1	0.87mi

Listing history 16 events

1. 2026-06-22
   days on market $299,900 Active 25 DOM
2. 2026-06-18
   days on market $299,900 Active 22 DOM
3. 2026-06-17
   days on market $299,900 Active 21 DOM
4. 2026-06-16
   days on market $299,900 Active 20 DOM
5. 2026-06-15
   days on market $299,900 Active 19 DOM
6. 2026-06-13
   days on market $299,900 Active 17 DOM
7. 2026-06-13
   days on market $299,900 Active 16 DOM
8. 2026-06-10
   days on market $299,900 Active 14 DOM
9. 2026-06-09
   days on market $299,900 Active 13 DOM
10. 2026-06-08
    days on market $299,900 Active 12 DOM
11. 2026-06-07
    days on market $299,900 Active 11 DOM
12. 2026-06-03
    days on market $299,900 Active 7 DOM
13. 2026-06-02
    days on market $299,900 Active 6 DOM
14. 2026-06-01
    days on market $299,900 Active 5 DOM
15. 2026-05-31
    days on market $299,900 Active 4 DOM
16. 2026-05-27
    listed $299,900 Active

ⓘ 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: $4,534 · $378/mo
• Projected year-2 tax: $4,534 · $378/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 · 25 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: $27,983
• − Mortgage interest: −$16,799
• − Property taxes: −$4,534
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$8,724
• Taxable loss: −$8,051
• Est. tax savings @ 24.0%: +$1,932
• After-tax cash flow: $-867/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

1 event — show timeline

• 2026-05-27 Listed $299,900 FORTMLS

Property tax history

+37.1%/yr

Latest (2025): $4,534 · +2.9% YoY. Source: county tax records.