763 Andover Ave S · Lehigh Acres, FL 33974

$334,900

3 bd · 2.0 ba · 1,536 sqft · Land · 58 Days on market

Built 2025

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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 +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

This MOVE-IN READY NEW CONSTRUCTION home offers an incredible blend of modern design, quality craftsmanship, and everyday comfort. Featuring 3 BEDROOMS and 2 FULL BATHROOMS, this residence is thoughtfully designed with an OPEN FLOOR PLAN, soaring HIGH CEILINGS, and elegant finishes throughout, creating a bright and inviting living space. The DESIGNER KITCHEN showcases QUARTZ COUNTERTOPS, a FULL MATCHING QUARTZ BACKSPLASH, and BRAND NEW MODERN STAINLESS STEEL APPLIANCES, along with a convenient WASHER AND DRYER already included. The PRIMARY LUXURIOUS SUITE provides a relaxing retreat with a DOUBLE SINK VANITY and STYLISH CEILING SHOWER, offering both comfort and sophistication. Built with high standards, this home includes IMPACT WINDOWS AND DOORS, a TWO-CAR GARAGE WITH EPOXY FLOORING, and a carefully curated selection of modern hardware, finishes, and color palettes that elevate the overall design. Step outside to enjoy the OPEN PATIO and COVERED LANAI, designed to provide privacy while maintaining a sense of openness and connection to the surrounding community—perfect for relaxing or entertaining. Located in a QUIET AND CALM NEIGHBORHOOD, just 3 minutes from State Road 82, this home offers convenient access to Fort Myers Beach (approximately 25–35 minutes) and Naples Beach (about one hour), making travel effortless. Blending MODERN STYLE, ELEGANCE, and PURPOSEFUL DESIGN, this home stands out with its exceptional QUALITY, ATTENTION TO DETAIL, and thoughtfully crafted living experience.

Key facts

• Open floor plan
• Designer kitchen
• Quartz countertops

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• DESIGNER KITCHEN
• QUARTZ COUNTERTOPS
• WASHER AND DRYER
• DOUBLE SINK VANITY

Property features AI

Finance

• Financial info: No pet restrictions; Pets allowed

Exterior

• Parking: Attached garage; 2 covered garage spaces; Driveway; Garage door opener
• Security: Security / high impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; New construction; Faces west
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Patio; Room for pool; Security / high impact doors; Sprinkler system (automatic); Paved road access

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator; Water softener (owned)
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; French doors / atrium doors; Split bedroom layout; Dual sinks; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-682 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (38.3% below list).
• Recommended offer: $207k (38.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.7%/yr); 2460 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $24k; list at $335k implies a 1295% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,655 (38.3% 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 58 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.62% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.73%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $132,943
• Equity at exit: $301,704

10-year hold

• IRR: 16.0%
• Equity multiple: 5.42×
• Total profit: $414,865
• Equity at exit: $650,637

Cash invested: $93,772 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-682

Break-even live

Break-even rent $2,930

Max offer price $236,236

Occupancy floor —

Sensitivity live

Price	-10% $-450	-5% $-566	+0% $-682	+5% $-798	+10% $-913
Rent	-10% $-845	-5% $-763	+0% $-682	+5% $-600	+10% $-519
Rate	-1.0pp $-513	-0.5pp $-597	base $-682	+0.5pp $-769	+1.0pp $-857

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	0.17mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	0.18mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	0.19mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.27mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.29mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.50mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.52mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	0.60mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	15d	1	0.79mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	24d	1	0.84mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	24d	1	0.85mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.86mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	22d	1	0.94mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	1.01mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	4d	1	1.03mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	1.06mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	1.06mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	1.06mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	1.07mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	4d	1	1.09mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	1.16mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	1.17mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	16d	1	1.19mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	1.20mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	24d	1	1.21mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	4d	1	1.24mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.25mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	11d	1	1.26mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	24d	1	1.27mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	15d	1	1.29mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	20d	1	1.29mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	24d	1	1.29mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	1.29mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	24d	1	1.34mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	4d	1	1.34mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	4d	1	1.36mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	24d	1	1.37mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	24d	1	1.39mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.40mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	1.41mi

Listing history 23 events

1. 2026-06-17
   days on market $334,900 Active 58 DOM
2. 2026-06-16
   days on market $334,900 Active 57 DOM
3. 2026-06-15
   days on market $334,900 Active 56 DOM
4. 2026-06-13
   pricedays on market $334,900 Active 54 DOM
5. 2026-06-10
   days on market $339,900 Active 51 DOM
6. 2026-06-09
   days on market $339,900 Active 50 DOM
7. 2026-06-07
   days on market $339,900 Active 48 DOM
8. 2026-06-03
   days on market $339,900 Active 44 DOM
9. 2026-06-02
   days on market $339,900 Active 43 DOM
10. 2026-06-01
    days on market $339,900 Active 42 DOM
11. 2026-05-31
    days on market $339,900 Active 41 DOM
12. 2026-05-07
    price $339,900 1522-char remark

    Show marketing remark (1522 chars)

    This MOVE-IN READY NEW CONSTRUCTION home offers an incredible blend of modern design, quality craftsmanship, and everyday comfort. Featuring 3 BEDROOMS and 2 FULL BATHROOMS, this residence is thoughtfully designed with an OPEN FLOOR PLAN, soaring HIGH CEILINGS, and elegant finishes throughout, creating a bright and inviting living space. The DESIGNER KITCHEN showcases QUARTZ COUNTERTOPS, a FULL MATCHING QUARTZ BACKSPLASH, and BRAND NEW MODERN STAINLESS STEEL APPLIANCES, along with a convenient WASHER AND DRYER already included. The PRIMARY LUXURIOUS SUITE provides a relaxing retreat with a DOUBLE SINK VANITY and STYLISH CEILING SHOWER, offering both comfort and sophistication. Built with high standards, this home includes IMPACT WINDOWS AND DOORS, a TWO-CAR GARAGE WITH EPOXY FLOORING, and a carefully curated selection of modern hardware, finishes, and color palettes that elevate the overall design. Step outside to enjoy the OPEN PATIO and COVERED LANAI, designed to provide privacy while maintaining a sense of openness and connection to the surrounding community—perfect for relaxing or entertaining. Located in a QUIET AND CALM NEIGHBORHOOD, just 3 minutes from State Road 82, this home offers convenient access to Fort Myers Beach (approximately 25–35 minutes) and Naples Beach (about one hour), making travel effortless. Blending MODERN STYLE, ELEGANCE, and PURPOSEFUL DESIGN, this home stands out with its exceptional QUALITY, ATTENTION TO DETAIL, and thoughtfully crafted living experience.

13. 2026-05-07
    price $339,900

    Show marketing remark (1522 chars)

    This MOVE-IN READY NEW CONSTRUCTION home offers an incredible blend of modern design, quality craftsmanship, and everyday comfort. Featuring 3 BEDROOMS and 2 FULL BATHROOMS, this residence is thoughtfully designed with an OPEN FLOOR PLAN, soaring HIGH CEILINGS, and elegant finishes throughout, creating a bright and inviting living space. The DESIGNER KITCHEN showcases QUARTZ COUNTERTOPS, a FULL MATCHING QUARTZ BACKSPLASH, and BRAND NEW MODERN STAINLESS STEEL APPLIANCES, along with a convenient WASHER AND DRYER already included. The PRIMARY LUXURIOUS SUITE provides a relaxing retreat with a DOUBLE SINK VANITY and STYLISH CEILING SHOWER, offering both comfort and sophistication. Built with high standards, this home includes IMPACT WINDOWS AND DOORS, a TWO-CAR GARAGE WITH EPOXY FLOORING, and a carefully curated selection of modern hardware, finishes, and color palettes that elevate the overall design. Step outside to enjoy the OPEN PATIO and COVERED LANAI, designed to provide privacy while maintaining a sense of openness and connection to the surrounding community—perfect for relaxing or entertaining. Located in a QUIET AND CALM NEIGHBORHOOD, just 3 minutes from State Road 82, this home offers convenient access to Fort Myers Beach (approximately 25–35 minutes) and Naples Beach (about one hour), making travel effortless. Blending MODERN STYLE, ELEGANCE, and PURPOSEFUL DESIGN, this home stands out with its exceptional QUALITY, ATTENTION TO DETAIL, and thoughtfully crafted living experience.

14. 2026-05-07
    price $339,900 1522-char remark

    Show marketing remark (1522 chars)

    This MOVE-IN READY NEW CONSTRUCTION home offers an incredible blend of modern design, quality craftsmanship, and everyday comfort. Featuring 3 BEDROOMS and 2 FULL BATHROOMS, this residence is thoughtfully designed with an OPEN FLOOR PLAN, soaring HIGH CEILINGS, and elegant finishes throughout, creating a bright and inviting living space. The DESIGNER KITCHEN showcases QUARTZ COUNTERTOPS, a FULL MATCHING QUARTZ BACKSPLASH, and BRAND NEW MODERN STAINLESS STEEL APPLIANCES, along with a convenient WASHER AND DRYER already included. The PRIMARY LUXURIOUS SUITE provides a relaxing retreat with a DOUBLE SINK VANITY and STYLISH CEILING SHOWER, offering both comfort and sophistication. Built with high standards, this home includes IMPACT WINDOWS AND DOORS, a TWO-CAR GARAGE WITH EPOXY FLOORING, and a carefully curated selection of modern hardware, finishes, and color palettes that elevate the overall design. Step outside to enjoy the OPEN PATIO and COVERED LANAI, designed to provide privacy while maintaining a sense of openness and connection to the surrounding community—perfect for relaxing or entertaining. Located in a QUIET AND CALM NEIGHBORHOOD, just 3 minutes from State Road 82, this home offers convenient access to Fort Myers Beach (approximately 25–35 minutes) and Naples Beach (about one hour), making travel effortless. Blending MODERN STYLE, ELEGANCE, and PURPOSEFUL DESIGN, this home stands out with its exceptional QUALITY, ATTENTION TO DETAIL, and thoughtfully crafted living experience.

15. 2026-04-21
    listed $345,900 Active 1522-char remark

    Show marketing remark (1522 chars)

    This MOVE-IN READY NEW CONSTRUCTION home offers an incredible blend of modern design, quality craftsmanship, and everyday comfort. Featuring 3 BEDROOMS and 2 FULL BATHROOMS, this residence is thoughtfully designed with an OPEN FLOOR PLAN, soaring HIGH CEILINGS, and elegant finishes throughout, creating a bright and inviting living space. The DESIGNER KITCHEN showcases QUARTZ COUNTERTOPS, a FULL MATCHING QUARTZ BACKSPLASH, and BRAND NEW MODERN STAINLESS STEEL APPLIANCES, along with a convenient WASHER AND DRYER already included. The PRIMARY LUXURIOUS SUITE provides a relaxing retreat with a DOUBLE SINK VANITY and STYLISH CEILING SHOWER, offering both comfort and sophistication. Built with high standards, this home includes IMPACT WINDOWS AND DOORS, a TWO-CAR GARAGE WITH EPOXY FLOORING, and a carefully curated selection of modern hardware, finishes, and color palettes that elevate the overall design. Step outside to enjoy the OPEN PATIO and COVERED LANAI, designed to provide privacy while maintaining a sense of openness and connection to the surrounding community—perfect for relaxing or entertaining. Located in a QUIET AND CALM NEIGHBORHOOD, just 3 minutes from State Road 82, this home offers convenient access to Fort Myers Beach (approximately 25–35 minutes) and Naples Beach (about one hour), making travel effortless. Blending MODERN STYLE, ELEGANCE, and PURPOSEFUL DESIGN, this home stands out with its exceptional QUALITY, ATTENTION TO DETAIL, and thoughtfully crafted living experience.

16. 2026-04-20
    listed $345,900 Active
17. 2026-04-19
    listed $345,900 Active 1522-char remark

    Show marketing remark (1522 chars)

    This MOVE-IN READY NEW CONSTRUCTION home offers an incredible blend of modern design, quality craftsmanship, and everyday comfort. Featuring 3 BEDROOMS and 2 FULL BATHROOMS, this residence is thoughtfully designed with an OPEN FLOOR PLAN, soaring HIGH CEILINGS, and elegant finishes throughout, creating a bright and inviting living space. The DESIGNER KITCHEN showcases QUARTZ COUNTERTOPS, a FULL MATCHING QUARTZ BACKSPLASH, and BRAND NEW MODERN STAINLESS STEEL APPLIANCES, along with a convenient WASHER AND DRYER already included. The PRIMARY LUXURIOUS SUITE provides a relaxing retreat with a DOUBLE SINK VANITY and STYLISH CEILING SHOWER, offering both comfort and sophistication. Built with high standards, this home includes IMPACT WINDOWS AND DOORS, a TWO-CAR GARAGE WITH EPOXY FLOORING, and a carefully curated selection of modern hardware, finishes, and color palettes that elevate the overall design. Step outside to enjoy the OPEN PATIO and COVERED LANAI, designed to provide privacy while maintaining a sense of openness and connection to the surrounding community—perfect for relaxing or entertaining. Located in a QUIET AND CALM NEIGHBORHOOD, just 3 minutes from State Road 82, this home offers convenient access to Fort Myers Beach (approximately 25–35 minutes) and Naples Beach (about one hour), making travel effortless. Blending MODERN STYLE, ELEGANCE, and PURPOSEFUL DESIGN, this home stands out with its exceptional QUALITY, ATTENTION TO DETAIL, and thoughtfully crafted living experience.

18. 2025-07-08
    soldstatus $24,000
19. 2025-06-12
    soldstatus $24,000 Closed
20. 2025-05-17
    status Pending
21. 2025-05-14
    listed $30,000 Active
22. 2022-04-15
    soldstatus $15,500
23. 2021-06-29
    soldstatus $11,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,799
• − Mortgage interest: −$18,760
• − Property taxes: −$5,024
• − Insurance: −$1,674
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$9,743
• Taxable loss: −$14,369
• Est. tax savings @ 24.0%: +$3,449
• After-tax cash flow: $-4,733/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• Metro: Cape Coral-Fort Myers, 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

+2990.0% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $339,900 NAPLESMLS
• 2026-05-07 Price Changed $339,900 MARMLS
• 2026-05-07 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $345,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $345,900 MARMLS
• 2026-04-19 Listed $345,900 NAPLESMLS
• 2025-07-08 Sold (Public Records) $24,000 Public Records
• 2025-06-12 Sold (MLS) $24,000 FORTMLS
• 2025-05-17 Pending — FORTMLS
• 2025-05-14 Listed $30,000 FORTMLS
• 2022-04-15 Sold (Public Records) $15,500 Public Records
• 2021-06-29 Sold (Public Records) $11,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $422 · +11.6% YoY. Source: county tax records.