936 Anthony E · Lehigh Acres, FL 33974

$275,000

3 bd · 2.0 ba · 1,063 sqft · Land · 266 Days on market

Built 2025 0.26 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 +6.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• Rent growth +1.3/5.0
• DSCR +0.3/10.0

Listing remarks MLS

Come and visit this new construction in Lehigh Acres. Beautiful brand new home featuring impact windows and doors, elegant glass shower doors, modern ceiling fans with lights, and high ceiling that create a spacious and. bright atmosphere. The kitchen boats quartz countertops, sleek cabinetry, and a stylish open layout perfect for entertaining family and friends. Don't miss this opportunity to own a move in ready new construction in a growing community. seller also owns adjacent parcels that may be available por separate purchase. Don't miss the opportunity to expand your investment. Buyer or agent should verify availability and terms directly with the seller.

Key facts

• Glass shower doors
• Quartz countertops
• New construction

Tags

• NEW CONSTRUCTION
• IMPACT WINDOWS
• GLASS SHOWER DOORS
• CEILING FANS
• QUARTZ COUNTERTOPS
• SLEEK CABINETRY

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway; Parking pad; Garage door opener
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Septic tank; Well water
• Home design: Single-story; New construction; Faces north
• Construction: Block construction; Shingle roof; New construction
• Exterior features: Patio; Exterior lighting; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First-floor entry with an entrance foyer; Bedroom on main level
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-531 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (37.0% below list).
• Recommended offer: $173k (37.0% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $275k implies a 1046% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,377 (37.0% 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 266 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.27%
• DSCR: 0.63
• GRM: 13.2

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: 17.7%
• Equity multiple: 2.44×
• Total profit: $110,911
• Equity at exit: $247,742

10-year hold

• IRR: 16.2%
• Equity multiple: 5.47×
• Total profit: $344,155
• Equity at exit: $534,265

Cash invested: $77,000 (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: 13.2×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-531

Break-even live

Break-even rent $2,406

Max offer price $198,195

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-436	+0% $-531	+5% $-626	+10% $-721
Rent	-10% $-668	-5% $-599	+0% $-531	+5% $-462	+10% $-394
Rate	-1.0pp $-392	-0.5pp $-461	base $-531	+0.5pp $-602	+1.0pp $-675

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	3d	1	1.09mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	4d	1	1.13mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	4d	1	1.16mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	1.17mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	24d	1	1.17mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	4d	1	1.19mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	24d	1	1.22mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	4d	1	1.22mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	15d	1	1.22mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	3d	1	1.23mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	1.25mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	16d	2	1.28mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	4d	1	1.31mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	24d	1	1.31mi
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	4d	1	1.33mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	24d	1	1.34mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	3d	1	1.37mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	3d	1	1.38mi

Listing history 19 events

1. 2026-06-17
   days on market $275,000 Active 266 DOM
2. 2026-06-16
   days on market $275,000 Active 265 DOM
3. 2026-06-16
   days on market $275,000 Active 264 DOM
4. 2026-06-13
   days on market $275,000 Active 262 DOM
5. 2026-06-09
   days on market $275,000 Active 258 DOM
6. 2026-06-07
   days on market $275,000 Active 256 DOM
7. 2026-06-02
   days on market $275,000 Active 251 DOM
8. 2026-06-01
   days on market $275,000 Active 250 DOM
9. 2026-06-01
   days on market $275,000 Active 249 DOM
10. 2026-03-04
    price $275,000 668-char remark

    Show marketing remark (668 chars)

    Come and visit this new construction in Lehigh Acres. Beautiful brand new home featuring impact windows and doors, elegant glass shower doors, modern ceiling fans with lights, and high ceiling that create a spacious and. bright atmosphere. The kitchen boats quartz countertops, sleek cabinetry, and a stylish open layout perfect for entertaining family and friends. Don't miss this opportunity to own a move in ready new construction in a growing community. seller also owns adjacent parcels that may be available por separate purchase. Don't miss the opportunity to expand your investment. Buyer or agent should verify availability and terms directly with the seller.

11. 2026-03-03
    price $275,000
12. 2026-02-03
    price $289,000 668-char remark

    Show marketing remark (668 chars)

    Come and visit this new construction in Lehigh Acres. Beautiful brand new home featuring impact windows and doors, elegant glass shower doors, modern ceiling fans with lights, and high ceiling that create a spacious and. bright atmosphere. The kitchen boats quartz countertops, sleek cabinetry, and a stylish open layout perfect for entertaining family and friends. Don't miss this opportunity to own a move in ready new construction in a growing community. seller also owns adjacent parcels that may be available por separate purchase. Don't miss the opportunity to expand your investment. Buyer or agent should verify availability and terms directly with the seller.

13. 2026-01-29
    price $289,000
14. 2025-12-03
    price $295,000 668-char remark

    Show marketing remark (668 chars)

    Come and visit this new construction in Lehigh Acres. Beautiful brand new home featuring impact windows and doors, elegant glass shower doors, modern ceiling fans with lights, and high ceiling that create a spacious and. bright atmosphere. The kitchen boats quartz countertops, sleek cabinetry, and a stylish open layout perfect for entertaining family and friends. Don't miss this opportunity to own a move in ready new construction in a growing community. seller also owns adjacent parcels that may be available por separate purchase. Don't miss the opportunity to expand your investment. Buyer or agent should verify availability and terms directly with the seller.

15. 2025-12-03
    price $295,000

    Show marketing remark (668 chars)

    Come and visit this new construction in Lehigh Acres. Beautiful brand new home featuring impact windows and doors, elegant glass shower doors, modern ceiling fans with lights, and high ceiling that create a spacious and. bright atmosphere. The kitchen boats quartz countertops, sleek cabinetry, and a stylish open layout perfect for entertaining family and friends. Don't miss this opportunity to own a move in ready new construction in a growing community. seller also owns adjacent parcels that may be available por separate purchase. Don't miss the opportunity to expand your investment. Buyer or agent should verify availability and terms directly with the seller.

16. 2025-10-08
    listed $310,000 Active 668-char remark

    Show marketing remark (668 chars)

    Come and visit this new construction in Lehigh Acres. Beautiful brand new home featuring impact windows and doors, elegant glass shower doors, modern ceiling fans with lights, and high ceiling that create a spacious and. bright atmosphere. The kitchen boats quartz countertops, sleek cabinetry, and a stylish open layout perfect for entertaining family and friends. Don't miss this opportunity to own a move in ready new construction in a growing community. seller also owns adjacent parcels that may be available por separate purchase. Don't miss the opportunity to expand your investment. Buyer or agent should verify availability and terms directly with the seller.

17. 2025-09-24
    listed $310,000 Active
18. 2020-01-07
    soldstatus $24,000
19. 2017-09-05
    soldstatus $24,875

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 22 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: $20,805
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$8,000
• Taxable loss: −$11,428
• Est. tax savings @ 24.0%: +$2,743
• After-tax cash flow: $-3,627/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

+1005.5% since first listed

10 events — show timeline

• 2026-03-04 Price Changed $275,000 HAOR as distributed by MLS GRID
• 2026-03-03 Price Changed $275,000 MARMLS
• 2026-02-03 Price Changed $289,000 HAOR as distributed by MLS GRID
• 2026-01-29 Price Changed $289,000 MARMLS
• 2025-12-03 Price Changed $295,000 HAOR as distributed by MLS GRID
• 2025-12-03 Price Changed $295,000 MARMLS
• 2025-10-08 Listed $310,000 HAOR as distributed by MLS GRID
• 2025-09-24 Listed $310,000 MARMLS
• 2020-01-07 Sold (Public Records) $24,000 Public Records
• 2017-09-05 Sold (Public Records) $24,875 Public Records

Property tax history

+18.0%/yr

Latest (2025): $447 · +25.3% YoY. Source: county tax records.