3007 W Briarwood Cir · Port LaBelle, FL 33935

$144,900

3 bd · 2.0 ba · 1,145 sqft · SingleFamily public records · 13 Days on market

Built 2002 10,454 sqft lot Est $252k · 42% under

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Why this score? — see what drove the A 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).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Unique architecture meets comfortable Florida living in this 3-bedroom, 2-bath octagon-style home located in the desirable Port LaBelle community. Nestled on a shady lot surrounded by mature trees, this distinctive residence offers character and functionality throughout. The open-concept design features a spacious living and dining area that flows seamlessly into the kitchen, creating an ideal space for everyday living and entertaining. Abundant windows fill the living areas with natural light, enhancing the home's bright and inviting atmosphere, while French doors provide easy access to the outdoors. The generously sized primary suite offers a peaceful retreat complete with a private bathr

Key facts

• Abundant windows
• French doors
• Open concept design

Tags

• OCTAGON STYLE HOME
• OPEN CONCEPT DESIGN
• ABUNDANT WINDOWS
• FRENCH DOORS
• SEPARATE STORAGE BUILDING

Property features AI

Finance

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

Exterior

• Parking: Driveway; Paved parking
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Entry level: 1; Faces south; Resale property
• Construction: Shingle roof; Wood siding; Wood frame construction
• Exterior features: Storage; Outbuilding; Irregular lot; Private road frontage; North exposure

Interior

• Kitchen: Kitchen (12 x 15); Pantry
• Bedrooms: Master bedroom (10 x 10)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows; French doors; High ceilings; Living/dining room; Pantry; Tub with shower; Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 11.2% vs local median 5.1% in Port LaBelle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 6 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 $2,185/mo this rent would consume 46% 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 $15k of equity ($1k loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $145k implies a 811% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $144,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $251,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2026 Hercules Rd	0.31mi	3/2.0	1,150 (+0%)	23mo	$235,000	$204	66
2041 Schooner Dr	0.22mi	2/1.5 (-1)	1,020 (-11%)	13mo	$192,900	$189	54
3010 S Lakewood Rd	0.23mi	3/2.0	1,304 (+14%)	20mo	$298,000	$229	50
3012 S Lakewood Rd	0.23mi	3/2.0	1,304 (+14%)	21mo	$280,000	$215	49
3016 S Beechwood Cir	0.70mi	3/2.0	1,212 (+6%)	12mo	$274,900	$227	48
3027 N Lakewood Rd	0.32mi	2/2.0 (-1)	1,040 (-9%)	21mo	$265,000	$255	47
2006 Inglewood Cir	0.65mi	3/2.0	1,246 (+9%)	13mo	$265,990	$213	44
2005 Showboat Ln	0.28mi	2/2.0 (-1)	990 (-14%)	19mo	$230,000	$232	44
3055 Adcock Dr	0.73mi	3/2.5	1,160 (+1%)	22mo	$255,000	$220	43
2002 Anchor Ln	0.40mi	3/2.0	1,314 (+15%)	17mo	$220,000	$167	42
2004 Inglewood Cir	0.66mi	3/2.0	1,246 (+9%)	18mo	$264,888	$213	39
2029 Jeronimo Rd	0.73mi	3/2.0	1,292 (+13%)	11mo	$299,900	$232	35

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: 37.3%
• Equity multiple: 3.88×
• Total profit: $116,793
• Equity at exit: $130,537

10-year hold

• IRR: 32.2%
• Equity multiple: 8.75×
• Total profit: $314,467
• Equity at exit: $281,509

Cash invested: $40,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$760
• Tax from tax record: −$313 /mo · $3,761/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $593

Break-even live

Break-even rent $1,435

Max offer price $144,900

Occupancy floor 68%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.29mi
3051 NW Beechwood Cir Labelle, FL	4.0	2.0	1499	$2,200	$1.47	23d	1	0.87mi
5029 S Rosebud Cir Labelle, FL	3.0	2.0	1389	$1,780	$1.28	23d	1	1.13mi
5029 W Hummingbird Dr Labelle, FL	3.0	2.0	1212	$2,450	$2.02	3d	1	1.21mi
184 Village Cir Labelle, FL	2.0	2.0	1239	$2,000	$1.61	3d	1	1.48mi
174 Village Cir Labelle, FL	2.0	2.0	1224	$1,600	$1.31	23d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $144,900 Active 13 DOM
2. 2026-06-17
   days on market $144,900 Active 12 DOM
3. 2026-06-16
   days on market $144,900 Active 11 DOM
4. 2026-06-15
   days on market $144,900 Active 10 DOM
5. 2026-06-13
   days on market $144,900 Active 8 DOM
6. 2026-06-13
   days on market $144,900 Active 7 DOM
7. 2026-06-10
   days on market $144,900 Active 5 DOM
8. 2026-06-09
   days on market $144,900 Active 4 DOM
9. 2026-06-08
   days on market $144,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $144,900 Active 2 DOM

ⓘ 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: $3,761 · $313/mo
• Projected year-2 tax: $3,761 · $313/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 · 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: $26,226
• − Mortgage interest: −$8,117
• − Property taxes: −$3,761
• − Insurance: −$724
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$4,215
• Taxable income: $5,213
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $5,864/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

+811.3% since first listed

2 events — show timeline

• 2026-06-05 Listed $144,900 FORTMLS
• 1999-12-27 Sold (Public Records) $15,900 Public Records

Property tax history

+17.8%/yr

Latest (2025): $3,761 · +5.6% YoY. Source: county tax records.