None · Lehigh Acres, FL 33974

$354,000

3 bd · 2.0 ba · 1,717 sqft · Land · 42 Days on market

Built 2025 10,454 sqft lot

---

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 +7.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Rent growth +1.3/5.0
• 1% rule +0.7/10.0

Listing remarks MLS

Welcome to this beautifully designed brand New Construction, offering quality finishes throughout. Located in a prime Lehigh Acres location, this 3 Bedroom + Den home is the perfect blend of comfort in a modern layout. With 1,717 sq. ft. of living space in a quarter acre lot there’s plenty of room for enjoyment. Step inside to find an open-concept kitchen fully equipped with sleek stainless steel appliances, ideal for preparing meals while staying connected to family and guests. The spacious living areas are enhanced with elegant porcelain floors that add a touch of sophistication to every room. The master suite is a peaceful retreat with two walking closets, featuring a spacious and modern bathroom with dual showers and a delicate bathtub. Two additional bedrooms and a den are located on the opposite side of the house providing both privacy and versatile living space for added convenience Enjoy the durability and aesthetic appeal of a metal roof upgrade, which ensures long-term protection and adds a contemporary touch to the exterior. A 2-car garage could provide convenient storage space, while the ample screened lanai patio has a fully equipped outdoor kitchen, making it the perfect space to relax and entertain with family and friends. The true outdoor highlight of this property is the beautiful patio, offering open space, privacy from your neighbors and a tranquil setting for outdoor activities. Whether you’re looking for a peaceful retreat or a place to host gatherings, this home checks all the boxes. Don’t miss the opportunity to make this stunning property your new home. Schedule your showing and note the difference. Disclosure: Some of the photos have been virtually staged to help illustrate the property’s potential.

Key facts

• Porcelain floors
• New construction
• Open-concept kitchen

Tags

• NEW CONSTRUCTION
• QUALITY FINISHES
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• PORCELAIN FLOORS
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Other: Zoning: RS-1; Lot: approximately quarter to half acre
• Financial info: No pet restrictions (pets allowed)

Exterior

• Parking: Attached covered garage; 2 garage spaces; Driveway
• Security: Security/high impact doors; Smoke detector(s)
• Utilities: Well water; Septic tank
• Home design: Single-story; New construction; Faces north
• Construction: Block construction; Metal roof
• Exterior features: Outdoor grill; Patio; Patio (covered); Security/high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Kitchen island; Pantry
• Bedrooms: Primary bedroom on the main level; Additional bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Electric water heater
• Interior features: Impact glass windows; First floor entry; Kitchen island; Kitchen/dining combo; Living/dining room; Pantry; Separate shower; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $354k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (43.0% below list).
• Recommended offer: $202k (43.0% 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 24d 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 $38k of equity ($2k loan paydown + $35k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 8 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 $354k implies a 1670% 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 $201,803 (43.0% 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 42 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 14.6

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: 19.5%
• Equity multiple: 2.57×
• Total profit: $156,088
• Equity at exit: $318,911

10-year hold

• IRR: 17.5%
• Equity multiple: 5.77×
• Total profit: $472,733
• Equity at exit: $687,744

Cash invested: $99,120 (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: 14.6×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,856
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-480

Break-even live

Break-even rent $2,626

Max offer price $269,134

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: $88,500
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	2d	1	0.11mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	3d	1	0.11mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	3d	1	0.18mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.25mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	3d	1	0.26mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.26mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	24d	1	0.27mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.34mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.34mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	24d	1	0.36mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	21d	1	0.36mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	2d	1	0.36mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	2d	1	0.36mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	3d	1	0.36mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	14d	1	0.37mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	19d	1	0.42mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	24d	1	0.43mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	24d	1	0.45mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	24d	1	0.46mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	24d	1	0.49mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	16d	1	0.51mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	24d	1	0.54mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	16d	1	0.54mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	16d	1	0.56mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	24d	1	0.59mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	19d	1	0.60mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	24d	1	0.64mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	24d	1	0.64mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	24d	1	0.65mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	24d	1	0.65mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	16d	1	0.68mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	14d	1	0.71mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	24d	1	0.73mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	0.74mi
10738 Cocoatree Ct Lehigh Acres, FL	3.0	2.0	1220	$1,600	$1.31	2d	1	0.74mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	24d	1	0.75mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	24d	1	0.76mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	24d	1	0.76mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	24d	1	0.77mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	24d	1	0.82mi

Listing history 35 events

1. 2026-06-17
   days on market $354,000 Active 42 DOM
2. 2026-06-16
   days on market $354,000 Active 41 DOM
3. 2026-06-15
   days on market $354,000 Active 40 DOM
4. 2026-06-13
   days on market $354,000 Active 38 DOM
5. 2026-06-10
   days on market $354,000 Active 35 DOM
6. 2026-06-09
   days on market $354,000 Active 34 DOM
7. 2026-06-08
   days on market $354,000 Active 33 DOM
8. 2026-06-07
   days on market $354,000 Active 32 DOM
9. 2026-06-03
   days on market $354,000 Active 28 DOM
10. 2026-06-02
    days on market $354,000 Active 27 DOM
11. 2026-06-01
    days on market $354,000 Active 26 DOM
12. 2026-05-31
    days on market $354,000 Active 25 DOM
13. 2026-05-06
    listed $354,000 Active
14. 2026-05-05
    listed $354,000 Active 1788-char remark

    Show marketing remark (1788 chars)

    Welcome to this beautifully designed brand New Construction, offering quality finishes throughout. Located in a prime Lehigh Acres location, this 3 Bedroom + Den home is the perfect blend of comfort in a modern layout. With 1,717 sq. ft. of living space in a quarter acre lot there’s plenty of room for enjoyment. Step inside to find an open-concept kitchen fully equipped with sleek stainless steel appliances, ideal for preparing meals while staying connected to family and guests. The spacious living areas are enhanced with elegant porcelain floors that add a touch of sophistication to every room. The master suite is a peaceful retreat with two walking closets, featuring a spacious and modern bathroom with dual showers and a delicate bathtub. Two additional bedrooms and a den are located on the opposite side of the house providing both privacy and versatile living space for added convenience Enjoy the durability and aesthetic appeal of a metal roof upgrade, which ensures long-term protection and adds a contemporary touch to the exterior. A 2-car garage could provide convenient storage space, while the ample screened lanai patio has a fully equipped outdoor kitchen, making it the perfect space to relax and entertain with family and friends. The true outdoor highlight of this property is the beautiful patio, offering open space, privacy from your neighbors and a tranquil setting for outdoor activities. Whether you’re looking for a peaceful retreat or a place to host gatherings, this home checks all the boxes. Don’t miss the opportunity to make this stunning property your new home. Schedule your showing and note the difference. Disclosure: Some of the photos have been virtually staged to help illustrate the property’s potential.

15. 2025-09-29
    historical
16. 2025-09-29
    historical
17. 2025-08-21
    historical $2,250
18. 2025-07-29
    price $360,000
19. 2025-07-29
    price $360,000
20. 2025-07-16
    listed $2,250
21. 2025-07-16
    historical $2,250
22. 2025-06-19
    listed $2,250
23. 2025-06-19
    historical $2,250
24. 2025-06-19
    listed $2,250
25. 2025-06-18
    price $375,000
26. 2025-06-17
    price $375,000
27. 2025-05-29
    price $385,000
28. 2025-05-29
    price $375,000
29. 2025-04-29
    listed $385,000 Active
30. 2025-04-29
    listed $385,000 Active
31. 2024-12-17
    soldstatus $20,000
32. 2024-04-03
    soldstatus $20,000
33. 2024-03-28
    soldstatus $20,000 Sold
34. 2024-02-28
    status Pending
35. 2023-12-21
    listed $28,900 Active

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $2,938 · $245/mo
• Expected delta: +$2,089/yr (+$174/mo · 246.1%)

ⓘ 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 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: $24,216
• − Mortgage interest: −$19,830
• − Property taxes: −$849
• − Insurance: −$1,770
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$10,298
• Taxable loss: −$12,405
• Est. tax savings @ 24.0%: +$2,977
• After-tax cash flow: $-2,788/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

+1124.9% since first listed

23 events — show timeline

• 2026-05-06 Listed $354,000 MARMLS
• 2026-05-05 Listed $354,000 FORTMLS
• 2025-09-29 Listing Removed — MARMLS
• 2025-09-29 Listing Removed — FORTMLS
• 2025-08-21 Rental Removed $2,250 FORTMLS
• 2025-07-29 Price Changed $360,000 FORTMLS
• 2025-07-29 Price Changed $360,000 MARMLS
• 2025-07-16 Listed for Rent $2,250 FORTMLS
• 2025-07-16 Rental Removed $2,250 NAPLESMLS
• 2025-06-19 Listed for Rent $2,250 NAPLESMLS
• 2025-06-19 Rental Removed $2,250 FORTMLS
• 2025-06-19 Listed for Rent $2,250 FORTMLS
• 2025-06-18 Price Changed $375,000 MARMLS
• 2025-06-17 Price Changed $375,000 FORTMLS
• 2025-05-29 Price Changed $385,000 FORTMLS
• 2025-05-29 Price Changed $375,000 FORTMLS
• 2025-04-29 Listed $385,000 MARMLS
• 2025-04-29 Listed $385,000 FORTMLS
• 2024-12-17 Sold (Public Records) $20,000 Public Records
• 2024-04-03 Sold (Public Records) $20,000 Public Records
• 2024-03-28 Sold (MLS) $20,000 BEARMLS
• 2024-02-28 Pending — BEARMLS
• 2023-12-21 Listed $28,900 BEARMLS

Property tax history

+26.0%/yr

Latest (2025): $849 · +124.1% YoY. Source: county tax records.