639 Crossarm Ave S · Lehigh Acres, FL 33974

$279,990

3 bd · 2.0 ba · 1,240 sqft · Land · 30 Days on market

Built 2026 10,005 sqft lot

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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 +6.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Rent growth +1.3/5.0
• DSCR +0.6/10.0

Listing remarks MLS

Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

Key facts

• Open floor plan
• 0.23 acre lot
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN ISLAND

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level 1; West-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Under construction
• Exterior features: Security/high-impact doors; Rectangular lot; East exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Vaulted ceilings; Living/dining room; Pantry; Cable TV; Split bedroom layout; Unfurnished; Single hung windows; Impact glass windows; Concrete and tile flooring
• Laundry & utility: Washer; Dryer; Laundry area inside (in garage)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (35.3% below list).
• Recommended offer: $181k (35.3% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 30% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $15k; list at $280k implies a 1767% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,086 (35.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.65% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.72%
• DSCR: 0.66
• GRM: 12.9

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $115,087
• Equity at exit: $252,237

10-year hold

• IRR: 16.4%
• Equity multiple: 5.52×
• Total profit: $354,726
• Equity at exit: $543,959

Cash invested: $78,397 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-504

Break-even live

Break-even rent $2,449

Max offer price $207,007

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
648 Sunflower Ave S Lehigh Acres, FL	2.0	1.0	777	$1,450	$1.87	3d	1	0.08mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	23d	1	0.14mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	21d	1	0.23mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	0.23mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	23d	1	0.31mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	0.39mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	0.53mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	21d	1	0.56mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	0.73mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	16d	1	0.75mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	14d	1	0.77mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	0.78mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	14d	1	0.79mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	23d	1	0.82mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	23d	1	0.82mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	10d	1	0.85mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	0.95mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	23d	1	0.95mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.97mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.98mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.03mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.05mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	1.08mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	19d	1	1.09mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	23d	1	1.09mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	1.14mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	1.16mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	1.23mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	23d	1	1.27mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	1.28mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	23d	1	1.33mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	1.38mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	14d	1	1.40mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	1.45mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	1.46mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	1.47mi

Listing history 23 events

1. 2026-06-17
   days on market $279,990 Active 30 DOM
2. 2026-06-16
   days on market $279,990 Active 29 DOM
3. 2026-06-15
   days on market $279,990 Active 28 DOM
4. 2026-06-13
   days on market $279,990 Active 26 DOM
5. 2026-06-10
   days on market $279,990 Active 23 DOM
6. 2026-06-09
   days on market $279,990 Active 22 DOM
7. 2026-06-08
   days on market $279,990 Active 21 DOM
8. 2026-06-07
   days on market $279,990 Active 20 DOM
9. 2026-06-03
   days on market $279,990 Active 16 DOM
10. 2026-06-02
    days on market $279,990 Active 15 DOM
11. 2026-06-01
    days on market $279,990 Active 14 DOM
12. 2026-05-31
    days on market $279,990 Active 13 DOM
13. 2026-05-18
    listed $279,990 Active
14. 2026-01-08
    soldstatus $15,000
15. 2026-01-07
    soldstatus $15,000 Sold 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

16. 2025-12-10
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

17. 2025-11-23
    price $18,500 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

18. 2025-11-23
    price $19,000 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

19. 2025-10-01
    price $20,000 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

20. 2025-06-13
    price $23,000 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

21. 2024-12-10
    listed $25,000 Active 252-char remark

    Show marketing remark (252 chars)

    Ready to build on. The owner also owns additional nearby lots 873 Gulf Ln, 875 Gulf Ln, and 515 Osage Ave S which can be sold together as a package deal, offering an excellent opportunity for anyone looking to secure multiple parcels in a growing area.

22. 2005-10-12
    soldstatus $6,500
23. 2004-07-16
    soldstatus $13,000

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $21,730
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$8,145
• Taxable loss: −$11,175
• Est. tax savings @ 24.0%: +$2,682
• After-tax cash flow: $-3,370/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

+2053.8% since first listed

11 events — show timeline

• 2026-05-18 Listed $279,990 FORTMLS
• 2026-01-08 Sold (Public Records) $15,000 Public Records
• 2026-01-07 Sold (MLS) $15,000 NAPLESMLS
• 2025-12-10 Pending — NAPLESMLS
• 2025-11-23 Price Changed $18,500 NAPLESMLS
• 2025-11-23 Price Changed $19,000 NAPLESMLS
• 2025-10-01 Price Changed $20,000 NAPLESMLS
• 2025-06-13 Price Changed $23,000 NAPLESMLS
• 2024-12-10 Listed $25,000 NAPLESMLS
• 2005-10-12 Sold (Public Records) $6,500 Public Records
• 2004-07-16 Sold (Public Records) $13,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $397 · +12.2% YoY. Source: county tax records.