52 Paula Ave S · Lehigh Acres, FL 33976

$422,000

4 bd · 3.0 ba · 2,700 sqft · Land · 111 Days on market

Built 2025 0.25 ac 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 +5.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

Key facts

• Custom cabinetry
• Formal dining room
• Full eat in kitchen

Tags

• FULL EAT IN KITCHEN
• FORMAL DINING ROOM
• CUSTOM CABINETRY
• PREMIUM APPLIANCES
• SPLIT FLOOR PLAN
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Property zoned RS-1; Lot is approximately 0.25 acre; Property type: Residential; Development: Lehigh Acres
• HOA & community: Voluntary HOA; Community is non-gated; HOA maintenance may cover sewer, trash removal, and water; No community amenities listed

Exterior

• Parking: Attached 2-car garage; Attached 2-car carport
• Security: See remarks for additional window/security details
• Utilities: Well water; Septic system; Electric service (central); Cable available
• Home design: Single-family residence; One-story ranch; Rear exposure faces west
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2025; Surveyed lot
• Exterior features: Patio; Automatic sprinkler system; Impact-resistant and picture windows

Interior

• Kitchen: Electric cooktop; Range; Microwave; Refrigerator; Freezer; Pantry
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in cabinets; Closet cabinets; High-speed internet available; Pantry; Smoke detectors; Eat-in kitchen and formal dining; Laundry in residence; Open porch/lanai; Split bedroom floor plan
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $422k.

Deal economics

• At list price, monthly cash flow is $-986 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (42.1% below list).
• Recommended offer: $244k (42.1% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $5k; list at $422k implies a 8340% 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 $244,344 (42.1% 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 111 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.01%
• DSCR: 0.55
• GRM: 14.4

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: 16.6%
• Equity multiple: 2.35×
• Total profit: $159,908
• Equity at exit: $380,171

10-year hold

• IRR: 15.4%
• Equity multiple: 5.30×
• Total profit: $507,540
• Equity at exit: $819,853

Cash invested: $118,160 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,443 high
• Mortgage (P&I): −$2,213
• Tax est. 1.5%: −$528 /mo · $6,330/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-986

Break-even live

Break-even rent $3,692

Max offer price $279,320

Occupancy floor —

Sensitivity live

Price	-10% $-694	-5% $-840	+0% $-986	+5% $-1,132	+10% $-1,278
Rent	-10% $-1,179	-5% $-1,083	+0% $-986	+5% $-890	+10% $-793
Rate	-1.0pp $-774	-0.5pp $-879	base $-986	+0.5pp $-1,095	+1.0pp $-1,207

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: $105,500
• Closing costs: $12,660
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.54mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.68mi
3121 11th St SW Lehigh Acres, FL	4.0	2.0	2768	$2,205	$0.80	25d	1	0.69mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	25d	1	0.74mi
903 Unice Ave N Lehigh Acres, FL	3.0	2.5	2380	$3,000	$1.26	25d	1	0.79mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	0.79mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	0.81mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	3d	1	0.81mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	1.02mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	1.02mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	12d	1	1.08mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.09mi
2820 14th St W Lehigh Acres, FL	3.0	2.0	2007	$2,791	$1.39	5d	1	1.14mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	1.15mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	25d	1	1.17mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	1.35mi
1906 Venice Ave N Lehigh Acres, FL	4.0	2.0	1833	$1,995	$1.09	5d	1	1.43mi
2712 18th St W Lehigh Acres, FL	4.0	3.0	2030	$2,730	$1.34	4d	1	1.48mi

Listing history 31 events

1. 2026-06-22
   days on market $422,000 Active 111 DOM
2. 2026-06-17
   days on market $422,000 Active 107 DOM
3. 2026-06-16
   days on market $422,000 Active 106 DOM
4. 2026-06-15
   days on market $422,000 Active 105 DOM
5. 2026-06-13
   days on market $422,000 Active 103 DOM
6. 2026-06-10
   days on market $422,000 Active 100 DOM
7. 2026-06-09
   pricedays on market $422,000 Active 99 DOM
8. 2026-06-07
   days on market $422,500 Active 97 DOM
9. 2026-06-02
   days on market $422,500 Active 92 DOM
10. 2026-06-01
    days on market $422,500 Active 91 DOM
11. 2026-06-01
    days on market $422,500 Active 90 DOM
12. 2026-05-12
    price $422,500
13. 2026-05-04
    price $422,900
14. 2026-04-16
    price $424,500
15. 2026-03-22
    price $424,900
16. 2026-03-02
    listed $429,900 Active
17. 2021-07-20
    historical
18. 2021-06-23
    listed $25,000 Active
19. 2020-09-30
    soldstatus $5,000 Closed 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

20. 2020-09-18
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

21. 2020-09-12
    price $5,900 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

22. 2020-09-10
    price $6,900 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

23. 2020-08-29
    price $7,200 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

24. 2020-08-21
    price $7,500 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

25. 2020-08-11
    listed $7,600 Active 326-char remark

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

26. 2020-08-11
    historical

    Show marketing remark (326 chars)

    Fantastic buildable lot, in an even better location! Located a few blocks west of Sunshine, and just south of Lee. This property gives you amazing access to the main roads, yet it's tucked in a nice quiet neighborhood making it the perfect spot for you new home! You can build now or hold for investment because taxes are LOW.

27. 2020-07-20
    price $7,600
28. 2020-06-12
    soldstatus $72,800
29. 2020-06-03
    listed $7,900 Active
30. 2009-08-21
    soldstatus $4,191,000
31. 2006-04-14
    soldstatus $36,000

ⓘ 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 ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,321
• − Mortgage interest: −$23,639
• − Property taxes: −$6,330
• − Insurance: −$2,110
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$12,276
• Taxable loss: −$19,725
• Est. tax savings @ 24.0%: +$4,734
• After-tax cash flow: $-7,098/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

Price history

+1073.6% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $422,500 BEARMLS
• 2026-05-04 Price Changed $422,900 BEARMLS
• 2026-04-16 Price Changed $424,500 BEARMLS
• 2026-03-22 Price Changed $424,900 BEARMLS
• 2026-03-02 Listed $429,900 BEARMLS
• 2021-07-20 Listing Removed — FORTMLS
• 2021-06-23 Listed $25,000 FORTMLS
• 2020-09-30 Sold (MLS) $5,000 FORTMLS
• 2020-09-18 Pending — FORTMLS
• 2020-09-12 Price Changed $5,900 FORTMLS
• 2020-09-10 Price Changed $6,900 FORTMLS
• 2020-08-29 Price Changed $7,200 FORTMLS
• 2020-08-21 Price Changed $7,500 FORTMLS
• 2020-08-11 Listing Removed — FORTMLS
• 2020-08-11 Listed $7,600 FORTMLS
• 2020-07-20 Price Changed $7,600 FORTMLS
• 2020-06-12 Sold (Public Records) $72,800 Public Records
• 2020-06-03 Listed $7,900 FORTMLS
• 2009-08-21 Sold (Public Records) $4,191,000 Public Records
• 2006-04-14 Sold (Public Records) $36,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $439 · +9.5% YoY. Source: county tax records.