447 Redwing St · Lehigh Acres, FL 33974

$319,700

4 bd · 3.0 ba · 1,757 sqft · Land · 180 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 +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.3/5.0
• DSCR +1.2/10.0

Listing remarks MLS

RECENTLY CLEAR AND READY TO BUILD.

Key facts

• New construction
• Spacious living area
• Sleek countertops

Tags

• NEW CONSTRUCTION
• MODERN OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• CONTEMPORARY CABINETRY
• SLEEK COUNTERTOPS
• AMPLE STORAGE

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Entry level: 0; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Patio; Lanai; Screened porch; Porch; Sprinkler/irrigation system; Security/high-impact doors

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Guest quarters
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Coffered ceilings; Vaulted ceilings; Dual sinks; Pantry; Kitchen island; Eat-in kitchen; Living/dining room; Walk-in closets; Split bedroom floorplan; Shower only / separate shower
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (30.9% below list).
• Recommended offer: $221k (30.9% 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 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 37% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $320k implies a 1592% 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 $220,919 (30.9% 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 180 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 12.1

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: 19.1%
• Equity multiple: 2.54×
• Total profit: $138,117
• Equity at exit: $288,011

10-year hold

• IRR: 17.1%
• Equity multiple: 5.67×
• Total profit: $418,450
• Equity at exit: $621,107

Cash invested: $89,516 (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: $2,209 high
• Mortgage (P&I): −$1,677
• Tax est. 1.5%: −$400 /mo · $4,796/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-464

Break-even live

Break-even rent $2,797

Max offer price $252,543

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-354	+0% $-464	+5% $-575	+10% $-685
Rent	-10% $-639	-5% $-551	+0% $-464	+5% $-377	+10% $-290
Rate	-1.0pp $-303	-0.5pp $-383	base $-464	+0.5pp $-547	+1.0pp $-631

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: $79,925
• Closing costs: $9,591
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	0.09mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	4d	1	0.14mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	4d	1	0.21mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	24d	1	0.26mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.27mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.28mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	22d	1	0.29mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	20d	1	0.30mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	24d	1	0.32mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	24d	1	0.32mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.36mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	4d	1	0.37mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	24d	1	0.38mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	17d	1	0.49mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	24d	1	0.51mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	24d	1	0.53mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	24d	1	0.55mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	24d	1	0.58mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	24d	1	0.59mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	0.61mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	24d	1	0.62mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	24d	1	0.67mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	24d	1	0.68mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	22d	1	0.70mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	17d	1	0.71mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	0.75mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	17d	1	0.75mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	24d	1	0.79mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	4d	1	0.79mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	24d	1	0.80mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	24d	1	0.81mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	24d	1	0.82mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	24d	1	0.84mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	20d	1	0.86mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	24d	1	0.86mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	4d	1	0.87mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	24d	1	0.87mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	15d	1	0.88mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	24d	1	0.89mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.90mi

Listing history 27 events

1. 2026-06-17
   days on market $319,700 Active 180 DOM
2. 2026-06-16
   days on market $319,700 Active 179 DOM
3. 2026-06-15
   days on market $319,700 Active 178 DOM
4. 2026-06-13
   days on market $319,700 Active 176 DOM
5. 2026-06-10
   days on market $319,700 Active 173 DOM
6. 2026-06-09
   days on market $319,700 Active 172 DOM
7. 2026-06-07
   days on market $319,700 Active 170 DOM
8. 2026-06-02
   days on market $319,700 Active 165 DOM
9. 2026-06-01
   days on market $319,700 Active 164 DOM
10. 2026-06-01
    days on market $319,700 Active 163 DOM
11. 2026-05-13
    price $319,700
12. 2026-04-01
    price $329,700
13. 2026-03-09
    price $334,900
14. 2026-02-03
    price $347,500
15. 2025-12-18
    listed $355,000 Active
16. 2023-03-23
    soldstatus $18,900
17. 2023-03-22
    soldstatus $18,900 Closed 34-char remark

    Show marketing remark (34 chars)

    RECENTLY CLEAR AND READY TO BUILD.

18. 2023-02-16
    status Pending 34-char remark

    Show marketing remark (34 chars)

    RECENTLY CLEAR AND READY TO BUILD.

19. 2023-01-14
    price $18,900 34-char remark

    Show marketing remark (34 chars)

    RECENTLY CLEAR AND READY TO BUILD.

20. 2022-08-16
    listed $21,000 Active 34-char remark

    Show marketing remark (34 chars)

    RECENTLY CLEAR AND READY TO BUILD.

21. 2022-08-16
    soldstatus $12,900

    Show marketing remark (34 chars)

    RECENTLY CLEAR AND READY TO BUILD.

22. 2019-11-11
    soldstatus $3,500 Closed 258-char remark

    Show marketing remark (258 chars)

    Homesite available in a great location. High and dry, as it is one of the highest parts of Lee County. New homes under construction all around. This is just waiting for your new home. (The adjacent lot at 449 Reading is also available by the same seller. )

23. 2019-11-05
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Homesite available in a great location. High and dry, as it is one of the highest parts of Lee County. New homes under construction all around. This is just waiting for your new home. (The adjacent lot at 449 Reading is also available by the same seller. )

24. 2019-11-05
    historical 258-char remark

    Show marketing remark (258 chars)

    Homesite available in a great location. High and dry, as it is one of the highest parts of Lee County. New homes under construction all around. This is just waiting for your new home. (The adjacent lot at 449 Reading is also available by the same seller. )

25. 2019-10-20
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Homesite available in a great location. High and dry, as it is one of the highest parts of Lee County. New homes under construction all around. This is just waiting for your new home. (The adjacent lot at 449 Reading is also available by the same seller. )

26. 2019-09-18
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Homesite available in a great location. High and dry, as it is one of the highest parts of Lee County. New homes under construction all around. This is just waiting for your new home. (The adjacent lot at 449 Reading is also available by the same seller. )

27. 2019-09-02
    listed $5,000 Active 258-char remark

    Show marketing remark (258 chars)

    Homesite available in a great location. High and dry, as it is one of the highest parts of Lee County. New homes under construction all around. This is just waiting for your new home. (The adjacent lot at 449 Reading is also available by the same seller. )

ⓘ 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 4/10 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: $26,510
• − Mortgage interest: −$17,908
• − Property taxes: −$4,796
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$9,300
• Taxable loss: −$11,334
• Est. tax savings @ 24.0%: +$2,720
• After-tax cash flow: $-2,849/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

+6294.0% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $319,700 FORTMLS
• 2026-04-01 Price Changed $329,700 FORTMLS
• 2026-03-09 Price Changed $334,900 FORTMLS
• 2026-02-03 Price Changed $347,500 FORTMLS
• 2025-12-18 Listed $355,000 FORTMLS
• 2023-03-23 Sold (Public Records) $18,900 Public Records
• 2023-03-22 Sold (MLS) $18,900 FORTMLS
• 2023-02-16 Pending — FORTMLS
• 2023-01-14 Price Changed $18,900 FORTMLS
• 2022-08-16 Sold (Public Records) $12,900 Public Records
• 2022-08-16 Listed $21,000 FORTMLS
• 2019-11-11 Sold (MLS) $3,500 FORTMLS
• 2019-11-05 Pending — FORTMLS
• 2019-11-05 Listing Removed — FORTMLS
• 2019-10-20 Pending — FORTMLS
• 2019-09-18 Pending — FORTMLS
• 2019-09-02 Listed $5,000 FORTMLS

Property tax history

+19.4%/yr

Latest (2025): $483 · +7.3% YoY. Source: county tax records.