175 Herndon Ave · Lehigh Acres, FL 33974

$335,000

3 bd · 2.0 ba · 1,989 sqft · Land · 169 Days on market

Built 2025 0.31 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 +6.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Rent growth +1.3/5.0
• DSCR +0.5/10.0

Listing remarks MLS

This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

Key facts

• Corner-lot home
• Drexel floorplan
• Oversized lot

Tags

• CORNER-LOT HOME
• OVERSIZED LOT
• DREXEL FLOORPLAN
• OPEN-CONCEPT LIVING AREA
• CERAMIC TILE FLOORING
• GRANITE ISLAND BAR TOP

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage; 2 covered parking spaces (2-car garage)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level 1; Property faces west; New construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Shutters (manual); Oversized lot; East exposure

Interior

• Kitchen: Electric cooktop; Microwave
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Dual sinks; Family/Dining room; Kitchen island; Living/Dining room; Pantry; Shower only; Separate shower; Bar; Split bedrooms; Double hung windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-622 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (36.0% below list).
• Recommended offer: $214k (36.0% 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; 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 36% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,357 (36.0% 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 169 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 13.0

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: 17.9%
• Equity multiple: 2.46×
• Total profit: $136,605
• Equity at exit: $301,795

10-year hold

• IRR: 16.3%
• Equity multiple: 5.50×
• Total profit: $422,232
• Equity at exit: $650,831

Cash invested: $93,800 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-622

Break-even live

Break-even rent $2,931

Max offer price $245,041

Occupancy floor —

Sensitivity live

Price	-10% $-390	-5% $-506	+0% $-622	+5% $-737	+10% $-853
Rent	-10% $-791	-5% $-706	+0% $-622	+5% $-537	+10% $-452
Rate	-1.0pp $-453	-0.5pp $-536	base $-622	+0.5pp $-708	+1.0pp $-797

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	0.26mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.35mi
321 Shadow Lakes Dr Lehigh Acres, FL	4.0	3.0	2313	$3,000	$1.30	4d	1	0.36mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	4d	1	0.42mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	24d	1	0.43mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	24d	1	0.52mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	4d	1	0.52mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	4d	1	0.52mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	24d	1	0.62mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	24d	1	0.64mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	15d	1	0.67mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	24d	1	0.67mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	0.73mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	12d	1	0.76mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	24d	1	0.76mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	4d	1	0.77mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	24d	1	0.77mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	4d	1	0.77mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	24d	1	0.77mi
706 Arianne Ct Lehigh Acres, FL	4.0	3.0	2009	$2,600	$1.29	24d	1	0.79mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	17d	1	0.93mi
107 W Lake Dr Lehigh Acres, FL	3.0	2.0	1610	$2,100	$1.30	24d	1	0.94mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	24d	1	0.94mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	24d	1	0.97mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	24d	1	0.99mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	24d	1	1.02mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	24d	1	1.03mi
286 Justene Cir Lehigh Acres, FL	3.0	2.0	1839	$1,900	$1.03	24d	1	1.05mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	4d	1	1.05mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	24d	1	1.12mi
226 North Ave Lehigh Acres, FL	3.0	2.0	1758	$1,806	$1.03	4d	1	1.12mi
264 Ground Dove Cir Lehigh Acres, FL	4.0	2.0	1683	$2,300	$1.37	24d	1	1.21mi
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	24d	1	1.24mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	24d	1	1.29mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	24d	1	1.33mi
222 Ground Dove Cir Lehigh Acres, FL	3.0	2.0	1417	$1,695	$1.20	11d	1	1.39mi
907 E 3rd St Lehigh Acres, FL	3.0	2.0	1531	$1,710	$1.12	24d	1	1.42mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	1.44mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.45mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.50mi

Listing history 22 events

1. 2026-06-17
   days on market $335,000 Active 169 DOM
2. 2026-06-16
   days on market $335,000 Active 168 DOM
3. 2026-06-16
   price $335,000 Active 167 DOM
4. 2026-06-15
   days on market $345,000 Active 167 DOM
5. 2026-06-13
   days on market $345,000 Active 165 DOM
6. 2026-06-10
   days on market $345,000 Active 162 DOM
7. 2026-06-09
   days on market $345,000 Active 161 DOM
8. 2026-06-07
   days on market $345,000 Active 159 DOM
9. 2026-06-02
   days on market $345,000 Active 154 DOM
10. 2026-06-01
    days on market $345,000 Active 153 DOM
11. 2026-06-01
    pricedays on market $345,000 Active 152 DOM
12. 2026-03-14
    price $350,000
13. 2025-12-30
    listed $355,000 Active
14. 2025-10-01
    soldstatus $359,900 Closed 1642-char remark

    Show marketing remark (1642 chars)

    This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

15. 2025-08-11
    status Pending 1642-char remark

    Show marketing remark (1642 chars)

    This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

16. 2025-08-11
    price $363,900 1642-char remark

    Show marketing remark (1642 chars)

    This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

17. 2025-05-28
    soldstatus $647,799
18. 2025-04-25
    price $359,900 1642-char remark

    Show marketing remark (1642 chars)

    This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

19. 2025-04-04
    price $369,900 1642-char remark

    Show marketing remark (1642 chars)

    This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

20. 2025-03-14
    listed $389,000 Active 1642-char remark

    Show marketing remark (1642 chars)

    This beautiful corner lot home in Lehigh Acres is waiting for you! Upon entering the Drexel floorplan, the foyer welcomes you into the open-concept living space, highlighted by 9'4" ceilings and gorgeous ceramic tile flooring, with the exception of the bedrooms. The granite island bar top kitchen is perfect for casual meals and social gatherings, and the adjacent breakfast nook, featuring a large window, offers additional seating and dining options with a lovely view. The inviting great room is spacious and versatile, featuring tray ceilings that add a touch of elegance. It includes a Den with double French doors, perfect for an office or personalized space. The master suite provides homeowners with a luxurious spa bath, featuring a window for natural light, and a walk-in closet, offering a perfect retreat. The master bath also includes a tile shower with an enclosure for added luxury. Just off the Great Room, step onto the screened lanai and enjoy the outdoors in comfort—perfect for both relaxation and entertaining. This home also features Energy Star qualified windows, hurricane shutters, and architectural shingle roofing for added durability and energy efficiency. For added convenience and modern living, the home includes DEAKO switches and smart home features such as Ring Video Doorbell, Smart Thermostat, and Keyless Entry Smart Door Lock. With a full builder warranty for peace of mind, the Drexel floorplan is designed to be functional and accommodating for all, making this home ideal for modern living. Don’t miss your opportunity to call this stunning home your own—schedule a tour today!

21. 2024-02-01
    soldstatus $43,800
22. 2023-12-26
    soldstatus $29,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $25,723
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$9,745
• Taxable loss: −$13,603
• Est. tax savings @ 24.0%: +$3,265
• After-tax cash flow: $-4,195/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

+1106.9% since first listed

11 events — show timeline

• 2026-03-14 Price Changed $350,000 FORTMLS
• 2025-12-30 Listed $355,000 FORTMLS
• 2025-10-01 Sold (MLS) $359,900 FORTMLS
• 2025-08-11 Pending — FORTMLS
• 2025-08-11 Price Changed $363,900 FORTMLS
• 2025-05-28 Sold (Public Records) $647,799 Public Records
• 2025-04-25 Price Changed $359,900 FORTMLS
• 2025-04-04 Price Changed $369,900 FORTMLS
• 2025-03-14 Listed $389,000 FORTMLS
• 2024-02-01 Sold (Public Records) $43,800 Public Records
• 2023-12-26 Sold (Public Records) $29,000 Public Records

Property tax history

+23.1%/yr

Latest (2025): $515 · +13.9% YoY. Source: county tax records.