None · Lehigh Acres, FL 33974

$295,000

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 4 Days on market

Built 2008 0.27 ac lot Est $277k · 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 +7.5/30.0
• ARV discount +4.6/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

This beautiful home boast 10ft ceilings, crown molding, solid counter tops, upgraded cabinets, wood floors, Privacy fencing, brick driveway, separate tub and shower, walk in closets, and a large back porch with a view of the majestic golf course, without the HOA. It doesn't stop there, the roof was replaced in 2018 and the seller had the interior freshly painted and new plants and mulch installed just before putting on the market for an immediate move in. To ensure you love your new home, just before closing, we will have the home professionally cleaned. This is a one of a kind, don't let this one pass you by.

Key facts

• Paver driveway
• Remodeled bathrooms
• 0.27 acre lot

Tags

• PAVER DRIVEWAY
• UPGRADED TILE FLOORING
• REMODELED BATHROOMS
• FULLY FENCED BACKYARD
• REVERSE OSMOSIS SYSTEM

Property features AI

Finance

• Other: Zoning: RS-1; Subdivision: Lehigh Acres (Subdivision #26); Lot dimensions approx. 81' x 153' x 81' x 153' (total area 0.2736 acres); 1 unit in building
• HOA & community: No HOA maintenance or community amenities; Community type: see remarks

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic sewer; Partial reverse osmosis water; Central electric cooling; Cable available
• Home design: Single-family residential; One story; Rear exposure faces East; Built in 2008
• Construction: Concrete block construction; Shingle roof; Previously appraised lot dimensions
• Exterior features: Room for a pool; Stucco exterior; Windows: see remarks; Regular lot

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric cooling
• Interior features: Den / study; Family room; Open porch / lanai; Split bedroom floor plan; Microwave included; Unfurnished
• Laundry & utility: Laundry in residence; Partial reverse osmosis water system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (31.4% below list).
• Recommended offer: $202k (31.4% 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 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 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $180k; list at $295k implies a 64% 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 $202,478 (31.4% 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: 0.69% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $277,315
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Rawlings Ave	0.10mi	3/2.5	1,500 (+0%)	6mo	$285,000	$190	89
19993 Lake Vista Cir N	0.24mi	3/2.0	1,540 (+3%)	2mo	$250,000	$162	83
398 Radiant Sun Ln	0.37mi	4/2.0 (+1)	1,499 (0%)	5mo	$276,999	$185	74
536 Ilaria Ct	0.31mi	3/2.0	1,328 (-11%)	1mo	$252,200	$190	66
11933 Savanna Lakes Blvd	0.64mi	3/2.0	1,487 (-1%)	4mo	$245,000	$165	65
11901 Savanna Lakes Blvd	0.67mi	3/2.0	1,487 (-1%)	3mo	$255,597	$172	65
11917 Savanna Lakes Blvd	0.65mi	3/2.0	1,487 (-1%)	4mo	$254,000	$171	65
356 Progress Ave	0.43mi	3/2.0	1,629 (+9%)	2mo	$365,000	$224	64
426 Progress Ave	0.58mi	3/2.0	1,408 (-6%)	2mo	$250,000	$178	61
414 Pinehurst Ave	0.57mi	3/2.0	1,629 (+9%)	3mo	$365,000	$224	57
416 Piper Ave	0.67mi	3/2.5	1,569 (+5%)	5mo	$350,000	$223	55
11905 Savanna Lakes Blvd	0.73mi	3/2.0	1,343 (-10%)	5mo	$230,000	$171	45

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: 19.8%
• Equity multiple: 2.59×
• Total profit: $131,636
• Equity at exit: $265,759

10-year hold

• IRR: 17.6%
• Equity multiple: 5.78×
• Total profit: $395,136
• Equity at exit: $573,120

Cash invested: $82,600 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$292 /mo · $3,504/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-362

Break-even live

Break-even rent $2,483

Max offer price $230,988

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	23d	1	0.09mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	19d	1	0.15mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	23d	1	0.15mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	3d	1	0.18mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	23d	1	0.19mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	3d	1	0.19mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	23d	1	0.19mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.20mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	2d	1	0.27mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	23d	1	0.28mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	3d	1	0.28mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.29mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	16d	1	0.32mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	23d	1	0.36mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	3d	1	0.39mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	23d	1	0.41mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	21d	1	0.44mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	1d	1	0.44mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	2d	1	0.44mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	14d	1	0.46mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	23d	1	0.53mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	23d	1	0.61mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	23d	1	0.66mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	23d	1	0.66mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	16d	1	0.68mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	23d	1	0.68mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	23d	1	0.72mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	16d	1	0.76mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	23d	1	0.77mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	3d	1	0.77mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	23d	1	0.78mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	19d	1	0.79mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	14d	1	0.80mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	16d	1	0.80mi
286 Justene Cir Lehigh Acres, FL	3.0	2.0	1839	$1,900	$1.03	23d	1	0.83mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	23d	1	0.85mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	14d	1	0.85mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	23d	1	0.86mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	23d	1	0.87mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	0.87mi

Listing history 5 events

1. 2026-06-18
   days on market $295,000 Active 4 DOM
2. 2026-06-17
   days on market $295,000 Active 3 DOM
3. 2026-06-16
   days on market $295,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $295,000 Active 1 DOM

ⓘ 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: $3,504 · $292/mo
• Projected year-2 tax: $3,504 · $292/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $24,297
• − Mortgage interest: −$16,525
• − Property taxes: −$3,504
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$8,582
• Taxable loss: −$9,676
• Est. tax savings @ 24.0%: +$2,322
• After-tax cash flow: $-2,026/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

+2850.0% since first listed

13 events — show timeline

• 2026-06-14 Listed $295,000 NAPLESMLS
• 2018-09-28 Sold (Public Records) $180,000 Public Records
• 2018-09-26 Sold (MLS) $180,000 FORTMLS
• 2018-08-20 Pending — FORTMLS
• 2018-08-14 Listed $179,900 FORTMLS
• 2015-01-21 Sold (Public Records) $105,000 Public Records
• 2015-01-20 Price Changed $105,000 FORTMLS
• 2015-01-12 Price Changed $109,000 FORTMLS
• 2015-01-12 Sold (MLS) $105,000 FORTMLS
• 2015-01-07 Listed $109,000 FORTMLS
• 2006-10-13 Sold (Public Records) $1,100,000 Public Records
• 2005-08-12 Sold (Public Records) $8,700 Public Records
• 2003-12-19 Sold (Public Records) $10,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,504 · -4.3% YoY. Source: county tax records.