1404 Brian Ave S · Lehigh Acres, FL 33976

$280,000

3 bd · 2.0 ba · 1,243 sqft · SingleFamily · 420 Days on market

Built 2025 Est $265k · 6% over

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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
• Cash flow +6.9/30.0
• ARV discount +4.9/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Key facts

• Expansive backyard
• Quality finishes
• Indoor laundry room

Tags

• INDOOR LAUNDRY ROOM
• COUNTERTOP BREAKFAST BAR
• EXPANSIVE BACKYARD
• QUALITY FINISHES
• STAINLESS STEEL APPLIANCES
• TRENDING COLOR SCHEMES

Property features AI

Exterior

• Parking: 1-car garage; 1 total parking space
• Home design: Single-family residence; Active listing
• Exterior features: Living area of 1,243

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home, Palm plan

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (31.6% below list).
• Recommended offer: $191k (31.6% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($73k/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 420 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,405 (31.6% 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 420 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $264,759
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3913 16th St W	0.15mi	3/2.0	1,328 (+7%)	1mo	$279,999	$211	81
4012 19th St SW	0.36mi	3/2.0	1,240 (-0%)	23mo	$305,000	$246	64
4208 17th St SW	0.50mi	3/2.0	1,272 (+2%)	19mo	$275,000	$216	57
4015 12th St SW	0.26mi	3/3.0	1,057 (-15%)	3mo	$260,000	$246	56
4000 10th St SW	0.33mi	3/2.0	1,407 (+13%)	12mo	$270,000	$192	53
3807 20th St SW	0.43mi	4/2.0 (+1)	1,152 (-7%)	13mo	$243,000	$211	52
4203 11th St SW	0.49mi	3/2.0	1,392 (+12%)	10mo	$285,000	$205	49
4109 11th St SW	0.39mi	3/2.0	1,426 (+15%)	11mo	$288,000	$202	48
3701 18th St SW	0.47mi	3/2.0	1,107 (-11%)	18mo	$297,500	$269	45
3414 13th St SW	0.70mi	3/2.0	1,117 (-10%)	13mo	$260,000	$233	39
3614 22nd St SW	0.66mi	3/2.0	1,408 (+13%)	11mo	$289,000	$205	38
3503 14th St SW	0.61mi	4/2.0 (+1)	1,426 (+15%)	14mo	$303,160	$213	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.53×
• Total profit: $119,979
• Equity at exit: $252,246

10-year hold

• IRR: 17.0%
• Equity multiple: 5.65×
• Total profit: $364,514
• Equity at exit: $543,978

Cash invested: $78,400 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 788
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-423

Break-even live

Break-even rent $2,449

Max offer price $218,803

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-326	+0% $-423	+5% $-520	+10% $-616
Rent	-10% $-574	-5% $-499	+0% $-423	+5% $-347	+10% $-272
Rate	-1.0pp $-282	-0.5pp $-352	base $-423	+0.5pp $-495	+1.0pp $-569

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.18mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.36mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.46mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.47mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.57mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.63mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.64mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.68mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	25d	1	0.68mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.69mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.73mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.79mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.79mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	0.82mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.86mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	0.86mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.90mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	23d	1	0.92mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.93mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.94mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.94mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	25d	1	0.99mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.99mi
4401 22nd St SW Lehigh Acres, FL	3.0	2.0	1109	$1,345	$1.21	25d	1	1.00mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	21d	1	1.00mi
4507 20th St SW Lehigh Acres, FL	2.0	2.0	1135	$1,400	$1.23	25d	1	1.02mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	5d	1	1.02mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	5d	1	1.03mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	1.04mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	1.04mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	12d	1	1.05mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	25d	1	1.06mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	25d	1	1.06mi
4412 25th St SW Lehigh Acres, FL	3.0	2.0	1205	$1,700	$1.41	23d	1	1.07mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	25d	1	1.08mi
4541 20th St SW Lehigh Acres, FL	2.0	1.0	924	$1,195	$1.29	25d	1	1.13mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	1.14mi
4512 Leonard Blvd S Lehigh Acres, FL	2.0	2.0	1048	$1,300	$1.24	5d	1	1.14mi
4512 Leonard Blvd S Lehigh Acres, FL	2.0	2.0	1048	$1,350	$1.29	25d	1	1.14mi
4523 22nd St SW Lehigh Acres, FL	3.0	2.0	1125	$1,700	$1.51	25d	1	1.14mi

Listing history 9 events

1. 2026-06-22
   days on market $280,000 Active 420 DOM
2. 2026-06-17
   days on market $280,000 Active 416 DOM
3. 2026-06-16
   days on market $280,000 Active 415 DOM
4. 2026-06-16
   days on market $280,000 Active 414 DOM
5. 2026-06-13
   days on market $280,000 Active 412 DOM
6. 2026-06-09
   days on market $280,000 Active 408 DOM
7. 2026-06-07
   days on market $280,000 Active 406 DOM
8. 2026-06-01
   days on market $280,000 Active 400 DOM
9. 2026-06-01
   days on market $280,000 Active 399 DOM

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

Taxation est. · year 1

• Rental income: $22,969
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$8,145
• Taxable loss: −$10,136
• Est. tax savings @ 24.0%: +$2,433
• After-tax cash flow: $-2,642/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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