379 Selkirk Ave · Lehigh Acres, FL 33974

$265,000

3 bd · 2.0 ba · 1,207 sqft · Land · 181 Days on market

Built 2025 10,018 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).

• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

* * This is an assignment of contract! Agents see confidential remarks! * * Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

Key facts

• Large center island
• Spacious backyard
• 0.23 acre lot

Tags

• PORCELAIN TILE FLOORING
• LARGE CENTER ISLAND
• IMPACT WINDOWS AND DOORS
• EPOXY-FINISHED GARAGE FLOOR
• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Entry level is 1
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high impact doors; Rectangular, paved lot; Southwest exposure; Northeast-facing entry

Interior

• Kitchen: Refrigerator; Range; Self-cleaning oven; Microwave; Dishwasher; Kitchen island; Pantry
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Bedroom on main level; Family/Dining room; Kitchen island; Living/Dining room; Pantry; Separate shower (shower only)
• 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 $265k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (29.1% below list).
• Recommended offer: $188k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $265k implies a 1352% 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 $187,762 (29.1% 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 181 days. Have you received any prior offers? Is the seller open to a 29% 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 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?
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: 0.71% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.8

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: 22.5%
• Equity multiple: 2.80×
• Total profit: $133,331
• Equity at exit: $238,733

10-year hold

• IRR: 19.6%
• Equity multiple: 6.21×
• Total profit: $386,733
• Equity at exit: $514,837

Cash invested: $74,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-84

Break-even live

Break-even rent $1,984

Max offer price $250,137

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $-9	+0% $-84	+5% $-159	+10% $-234
Rent	-10% $-232	-5% $-158	+0% $-84	+5% $-10	+10% $64
Rate	-1.0pp $49	-0.5pp $-17	base $-84	+0.5pp $-153	+1.0pp $-223

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	0.32mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	20d	1	0.57mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	4d	1	0.62mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	0.67mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.70mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	4d	1	0.88mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	4d	1	0.88mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	4d	1	0.90mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	25d	1	0.93mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.94mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	4d	1	0.94mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	25d	1	0.95mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	4d	1	0.97mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	15d	1	0.97mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	1.02mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	4d	1	1.04mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	1.04mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	15d	1	1.17mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	1.24mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	1.26mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	4d	1	1.27mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	4d	1	1.33mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	1.35mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	22d	1	1.35mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	4d	1	1.39mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.42mi
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	4d	1	1.44mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	25d	1	1.46mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	1.46mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	1.46mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	1.49mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	1.49mi

Listing history 18 events

1. 2026-06-17
   days on market $265,000 Active 181 DOM
2. 2026-06-16
   days on market $265,000 Active 180 DOM
3. 2026-06-15
   days on market $265,000 Active 179 DOM
4. 2026-06-13
   days on market $265,000 Active 177 DOM
5. 2026-06-10
   days on market $265,000 Active 174 DOM
6. 2026-06-09
   days on market $265,000 Active 173 DOM
7. 2026-06-07
   days on market $265,000 Active 171 DOM
8. 2026-06-02
   days on market $265,000 Active 166 DOM
9. 2026-06-02
   price $265,000 Active 165 DOM
10. 2026-06-01
    days on market $280,000 Active 165 DOM
11. 2026-06-01
    days on market $280,000 Active 164 DOM
12. 2025-12-18
    listed $280,000 Active
13. 2025-12-11
    historical
14. 2025-10-04
    price $290,000
15. 2025-06-20
    listed $310,000 Active
16. 2024-07-09
    soldstatus $18,250 Sold 1015-char remark

    Show marketing remark (1015 chars)

    * * This is an assignment of contract! Agents see confidential remarks! * * Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

17. 2024-07-09
    soldstatus $10,500

    Show marketing remark (1015 chars)

    * * This is an assignment of contract! Agents see confidential remarks! * * Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

18. 2024-06-28
    listed $18,800 Active 1015-char remark

    Show marketing remark (1015 chars)

    * * This is an assignment of contract! Agents see confidential remarks! * * Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,391/yr (+$116/mo · 172.2%)

ⓘ 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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,531
• − Mortgage interest: −$14,844
• − Property taxes: −$808
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$7,709
• Taxable loss: −$5,760
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $373/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

+1389.4% since first listed

7 events — show timeline

• 2025-12-18 Listed $280,000 FORTMLS
• 2025-12-11 Listing Removed — FORTMLS
• 2025-10-04 Price Changed $290,000 FORTMLS
• 2025-06-20 Listed $310,000 FORTMLS
• 2024-07-09 Sold (Public Records) $10,500 Public Records
• 2024-07-09 Sold (MLS) $18,250 BEARMLS
• 2024-06-28 Listed $18,800 BEARMLS

Property tax history

+59.7%/yr

Latest (2025): $808 · +135.8% YoY. Source: county tax records.