3045 E Briarwood Cir · Port LaBelle, FL 33935

$315,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 102 Days on market

Built 2025 0.26 ac lot Est $268k · 17% over

---

Why this score? — see what drove the F 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 +7.3/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

Key facts

• Modern home
• Soft-close cabinetry
• Oversized lot

Tags

• BRONZE-COLORED METAL FENCE
• OVERSIZED LOT
• SOFT-CLOSE CABINETRY
• IMPACT WINDOWS
• OPEN-CONCEPT LAYOUT
• MODERN HOME

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage with 1 garage space; 1 covered parking space; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single family residence; One-story; Resale condition
• Construction: Block and stucco construction; Composition/shingle roof; Built as a single-story (one level)
• Exterior features: Fenced yard; Not waterfront; Faces northwest

Interior

• Kitchen: Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (27.1% below list).
• Recommended offer: $230k (27.1% 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; 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 $2,298/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 $34k of equity ($2k loan paydown + $32k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $229,760 (27.1% 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 102 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $268,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 Lady Ln	0.17mi	3/2.0	1,498 (+2%)	7mo	$340,000	$227	84
2040 S Montana Cir	0.37mi	3/2.0	1,392 (-6%)	0mo	$230,000	$165	73
3019 N Tulip Rd	0.41mi	4/2.0 (+1)	1,499 (+2%)	3mo	$285,000	$190	71
3036 Harvard Cir	0.54mi	3/2.5	1,464 (-1%)	1mo	$225,000	$154	71
3003 NW Beechwood Cir	0.35mi	3/2.0	1,585 (+8%)	1mo	$505,000	$319	70
3060 NE Beechwood Cir	0.34mi	3/2.0	1,592 (+8%)	4mo	$245,000	$154	68
3013 Honeywood Rd	0.49mi	3/2.0	1,409 (-4%)	4mo	$254,000	$180	66
3019 Lancer Rd	0.38mi	4/2.0 (+1)	1,530 (+4%)	7mo	$299,000	$195	66
3023 Cherry Ln	0.51mi	4/2.0 (+1)	1,499 (+2%)	5mo	$269,999	$180	64
3043 S Beechwood Cir	0.55mi	3/2.0	1,389 (-6%)	6mo	$279,999	$202	60
4018 Caloosa Loop	0.69mi	3/2.0	1,404 (-5%)	2mo	$214,000	$152	58
3121 Memphis Ln	0.55mi	4/2.0 (+1)	1,593 (+8%)	4mo	$289,900	$182	53

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $144,697
• Equity at exit: $283,777

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $447,431
• Equity at exit: $611,976

Cash invested: $88,200 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$455 /mo · $5,458/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-423

Break-even live

Break-even rent $2,833

Max offer price $240,298

Occupancy floor —

Sensitivity live

Price	-10% $-245	-5% $-334	+0% $-423	+5% $-512	+10% $-601
Rent	-10% $-604	-5% $-514	+0% $-423	+5% $-332	+10% $-241
Rate	-1.0pp $-264	-0.5pp $-343	base $-423	+0.5pp $-504	+1.0pp $-588

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: $78,750
• Closing costs: $9,450
• 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	0.51mi
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	25d	1	0.61mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	4d	1	0.77mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	5d	1	0.85mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	25d	1	0.90mi

Listing history 24 events

1. 2026-06-22
   days on market $315,000 Active 102 DOM
2. 2026-06-18
   days on market $315,000 Active 99 DOM
3. 2026-06-17
   days on market $315,000 Active 98 DOM
4. 2026-06-16
   days on market $315,000 Active 97 DOM
5. 2026-06-15
   days on market $315,000 Active 96 DOM
6. 2026-06-13
   days on market $315,000 Active 94 DOM
7. 2026-06-13
   days on market $315,000 Active 93 DOM
8. 2026-06-10
   days on market $315,000 Active 91 DOM
9. 2026-06-09
   days on market $315,000 Active 90 DOM
10. 2026-06-08
    pricedays on market $315,000 Active 89 DOM
11. 2026-06-07
    days on market $320,000 Active 88 DOM
12. 2026-06-03
    days on market $320,000 Active 84 DOM
13. 2026-06-02
    days on market $320,000 Active 83 DOM
14. 2026-06-01
    days on market $320,000 Active 82 DOM
15. 2026-05-31
    days on market $320,000 Active 81 DOM
16. 2026-04-20
    price $320,000

    Show marketing remark (683 chars)

    Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

17. 2026-04-20
    price $320,000 683-char remark

    Show marketing remark (683 chars)

    Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

18. 2026-03-13
    price $325,000

    Show marketing remark (683 chars)

    Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

19. 2026-03-13
    price $325,000 683-char remark

    Show marketing remark (683 chars)

    Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

20. 2026-01-29
    listed $320,000 Active

    Show marketing remark (683 chars)

    Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

21. 2026-01-29
    listed $320,000 Active 683-char remark

    Show marketing remark (683 chars)

    Nearly new single-owner home in LaBelle, FL, built just about a year ago and truly move-in ready. Enjoy custom electric window treatments and a new bronze-colored metal fence enclosing the backyard, offering style, privacy, and convenience from day one. Tile throughout, oversized lot, ceiling fans, soft-close cabinetry, and impact windows. This well-maintained newer construction home features a functional open-concept layout ideal for everyday living and entertaining. Located in a quiet LaBelle neighborhood with easy access to schools, shopping, dining, and major roadways. A rare opportunity to own a modern home with upgrades already completed! No waiting, no builder delays.

22. 2025-02-19
    soldstatus $300,000 Closed 365-char remark

    Show marketing remark (365 chars)

    Welcome to this Move-in ready home in Port Labelle, FL! This 3-bed, 2-bath home features tiles floors, soft close cabinetry, granite countertops throughout, his and hers sinks and closets, vaulted ceilings, and a beautiful backyard. The master bedroom showcases a tray ceiling, adding an elegant touch. Don't miss this remarkable property! Schedule a showing today.

23. 2025-02-04
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Welcome to this Move-in ready home in Port Labelle, FL! This 3-bed, 2-bath home features tiles floors, soft close cabinetry, granite countertops throughout, his and hers sinks and closets, vaulted ceilings, and a beautiful backyard. The master bedroom showcases a tray ceiling, adding an elegant touch. Don't miss this remarkable property! Schedule a showing today.

24. 2025-01-13
    listed $310,000 Active 365-char remark

    Show marketing remark (365 chars)

    Welcome to this Move-in ready home in Port Labelle, FL! This 3-bed, 2-bath home features tiles floors, soft close cabinetry, granite countertops throughout, his and hers sinks and closets, vaulted ceilings, and a beautiful backyard. The master bedroom showcases a tray ceiling, adding an elegant touch. Don't miss this remarkable property! Schedule a showing today.

ⓘ 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: $5,458 · $455/mo
• Projected year-2 tax: $5,458 · $455/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,571
• − Mortgage interest: −$17,645
• − Property taxes: −$5,458
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$9,164
• Taxable loss: −$10,682
• Est. tax savings @ 24.0%: +$2,564
• After-tax cash flow: $-2,511/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

+3.2% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $320,000 Beaches MLS
• 2026-04-20 Price Changed $320,000 FORTMLS
• 2026-03-13 Price Changed $325,000 Beaches MLS
• 2026-03-13 Price Changed $325,000 FORTMLS
• 2026-01-29 Listed $320,000 FORTMLS
• 2026-01-29 Listed $320,000 Beaches MLS
• 2025-02-19 Sold (MLS) $300,000 FORTMLS
• 2025-02-04 Pending — FORTMLS
• 2025-01-13 Listed $310,000 FORTMLS

Property tax history

+39.2%/yr

Latest (2025): $5,458 · +1055.1% YoY. Source: county tax records.