3032 W Briarwood Cir · Port LaBelle, FL 33935

$299,999

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 122 Days on market

Built 2023 10,454 sqft lot Est $301k · at est.

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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
• ARV discount +7.6/15.0
• Cash flow +7.2/30.0
• 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 +1.4/10.0

Listing remarks

SELLER INCENTIVES TO BUYERS!! Welcome Home! This thoughtfully designed single-family residence in Lehigh Acres offers modern living with a touch of Southern charm. Boasting 3 spacious bedrooms, 2 bathrooms, and 1,530 square feet of building area, this home is perfect for families and entertaining. Enjoy the open-concept floor plan featuring a gourmet kitchen with quartz countertops, sleek stainless steel appliances, and kitchen peninsula. The master suite includes a walk-in closet and an en-suite bathroom with dual vanities and a luxurious walk-in shower. Additional highlights include energy-efficient windows, a spacious one-car garage, and a private backyard ready for your personal touch a

Key facts

• Quartz countertops
• Dual vanities
• Walk-in closet

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• DUAL VANITIES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Covered and paved driveway; Assigned parking
• Security: Smoke detectors; Security/high-impact doors
• Utilities: Public water; Septic tank sewer; Cable not available
• Home design: Single-story home; Entry level 1; New construction; Faces northwest
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Security/high-impact doors; Smoke detectors; Rectangular lot; Publicly maintained road; Lot dimensions approximately 93 x 125 x 78 x 125; Lot faces southeast

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Range; Refrigerator; Freezer; Icemaker
• Bedrooms: Bedrooms on main level (2 bedrooms listed)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Impact glass windows; Cathedral and vaulted ceilings; Open family/dining area; Living/dining room combination; Pantry; Main-level primary bedroom; Split bedroom layout; Walk-in closets; Separate shower (shower only)
• Laundry & utility: Washer; Dryer

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 $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (25.0% below list).
• Recommended offer: $225k (25.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,249/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 $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 122 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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.
• Current owner paid $20k; list at $300k implies a 1389% 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 $224,894 (25.0% 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 122 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: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $300,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3019 Lancer Rd	0.24mi	4/2.0 (+1)	1,530 (-3%)	7mo	$299,000	$195	73
3014 Cherry Ln	0.23mi	4/2.0 (+1)	1,499 (-5%)	7mo	$299,999	$200	70
3023 Cherry Ln	0.29mi	4/2.0 (+1)	1,499 (-5%)	5mo	$269,999	$180	69
3019 N Tulip Rd	0.33mi	4/2.0 (+1)	1,499 (-5%)	3mo	$285,000	$190	68
3003 NW Beechwood Cir	0.67mi	3/2.0	1,585 (+0%)	1mo	$505,000	$319	67
3012 Lady Ln	0.47mi	3/2.0	1,498 (-5%)	6mo	$340,000	$227	64
3121 Memphis Ln	0.59mi	4/2.0 (+1)	1,593 (+1%)	4mo	$289,900	$182	63
3013 Honeywood Rd	0.32mi	3/2.0	1,409 (-11%)	4mo	$254,000	$180	63
3060 NE Beechwood Cir	0.70mi	3/2.0	1,592 (+1%)	4mo	$245,000	$154	63
3036 Harvard Cir	0.55mi	3/2.5	1,464 (-8%)	1mo	$225,000	$154	59
2040 S Montana Cir	0.54mi	3/2.0	1,392 (-12%)	0mo	$230,000	$165	54
3043 S Beechwood Cir	0.75mi	3/2.0	1,389 (-12%)	6mo	$279,999	$202	40

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $137,282
• Equity at exit: $270,263

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $425,091
• Equity at exit: $582,832

Cash invested: $84,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$490 /mo · $5,880/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-412

Break-even live

Break-even rent $2,770

Max offer price $227,301

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 N Lakewood Rd Labelle, FL	4.0	2.0	1499	$1,950	$1.30	23d	1	0.28mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	0.78mi
5012 Gunn Pl Labelle, FL	3.0	2.5	1783	$2,500	$1.40	2d	1	1.12mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.20mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	1.25mi

Listing history 29 events

1. 2026-06-18
   days on market $299,999 Active 122 DOM
2. 2026-06-17
   days on market $299,999 Active 121 DOM
3. 2026-06-16
   days on market $299,999 Active 120 DOM
4. 2026-06-15
   days on market $299,999 Active 119 DOM
5. 2026-06-13
   days on market $299,999 Active 117 DOM
6. 2026-06-13
   days on market $299,999 Active 116 DOM
7. 2026-06-10
   days on market $299,999 Active 114 DOM
8. 2026-06-09
   days on market $299,999 Active 113 DOM
9. 2026-06-08
   days on market $299,999 Active 112 DOM
10. 2026-06-07
    days on market $299,999 Active 111 DOM
11. 2026-06-03
    days on market $299,999 Active 107 DOM
12. 2026-06-02
    days on market $299,999 Active 106 DOM
13. 2026-06-01
    days on market $299,999 Active 105 DOM
14. 2026-05-31
    days on market $299,999 Active 104 DOM
15. 2026-02-17
    price $299,999
16. 2026-02-09
    listed $315,000 Active
17. 2026-02-02
    historical
18. 2025-10-15
    listed $315,000 Active
19. 2024-12-31
    historical
20. 2024-11-02
    historical $2,350
21. 2024-09-06
    listed $2,350
22. 2024-09-06
    historical $2,350
23. 2024-09-06
    listed $2,350
24. 2024-08-01
    listed $329,900 Active
25. 2023-08-18
    historical
26. 2023-08-03
    listed $329,900 Active
27. 2023-03-29
    historical
28. 2023-01-24
    listed $329,900 Active
29. 2022-04-18
    soldstatus $20,143

ⓘ 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: $5,880 · $490/mo
• Projected year-2 tax: $5,880 · $490/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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,987
• − Mortgage interest: −$16,805
• − Property taxes: −$5,880
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$8,727
• Taxable loss: −$10,242
• Est. tax savings @ 24.0%: +$2,458
• After-tax cash flow: $-2,480/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

+1389.3% since first listed

15 events — show timeline

• 2026-02-17 Price Changed $299,999 FORTMLS
• 2026-02-09 Listed $315,000 FORTMLS
• 2026-02-02 Listing Removed — FORTMLS
• 2025-10-15 Listed $315,000 FORTMLS
• 2024-12-31 Listing Removed — FORTMLS
• 2024-11-02 Rental Removed $2,350 FORTMLS
• 2024-09-06 Listed for Rent $2,350 FORTMLS
• 2024-09-06 Rental Removed $2,350 NAPLESMLS
• 2024-09-06 Listed for Rent $2,350 NAPLESMLS
• 2024-08-01 Listed $329,900 FORTMLS
• 2023-08-18 Listing Removed — FORTMLS
• 2023-08-03 Listed $329,900 FORTMLS
• 2023-03-29 Listing Removed — FORTMLS
• 2023-01-24 Listed $329,900 FORTMLS
• 2022-04-18 Sold (Public Records) $20,143 Public Records

Property tax history

+40.3%/yr

Latest (2025): $5,880 · +4.7% YoY. Source: county tax records.