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16000 Palmetto Prairie Dr Unit NA
D- Composite 37.6
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).

  • ARV discount +15.0/15.0
  • Cash flow +6.4/30.0
  • Condition / age +4.0/5.0
  • Schools +3.7/10.0
  • Livability +3.0/5.0
  • Rent growth +2.5/5.0
  • 1% rule +2.4/10.0
  • DSCR +0.7/10.0
  • Appreciation +0.0/10.0

$350,000

16000 Palmetto Prairie Dr Unit NA · Lehigh Acres, FL 33920
4 bd · 2.0 ba · 2,644 sqft · SingleFamily · 3 Days on market
Built 2019 Good condition 10,454 sqft lot 2-car garage $132/sqft · 18% below area Est $425k · 18% under $240/mo HOA · 9% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

PRICE IMPROVEMENT! Welcome to this beautifully maintained 4-bedroom, 2-bath home in the highly desirable Hampton Lakes at River Hall community. Built in 2019, this spacious home boasts over 2,200 square feet of living space with an open-concept floor plan, modern finishes, and peaceful lake views. The kitchen features stainless steel appliances, ample cabinetry, a large center island, and seamless flow into the living and dining areas-great for entertaining or everyday living. The split-bedroom layout provides privacy, while the spacious primary suite includes a walk-in closet and ensuite bath with dual sinks and a walk-in shower.

Key facts

  • Large center island
  • Lake views
  • Screened lanai

Tags

LAKE VIEWSSTAINLESS STEEL APPLIANCESLARGE CENTER ISLANDSCREENED LANAIHURRICANE PROTECTIONLOW-MAINTENANCE LIVING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-611 ($-7k/yr) — negative.
  • To cash-flow at today's rent, offer at most $262k (25.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (25.9% below list).
  • Recommended offer: $259k (25.9% 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+, 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: 541 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
  • This rent runs 36% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
  • Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

  • Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

  • Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $259,251 (25.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  4. 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?
  5. 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?
  6. 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.
  7. 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.
  8. 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
0.74% ✗
Cap rate
4.20%
Cash-on-cash
-7.48%
DSCR
0.67
GRM
11.3

CMA / ARV

ARV (median comp)
$425,022
List price
$350,000
Delta
-17.65%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 9 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
14868 Palamos Cir 0.14mi 4/3.0 2,529 (-4%) 17mo $426,000 $168 68
15036 Palamos Cir 0.44mi 4/3.0 2,529 (-4%) 8mo $457,000 $181 61
3413 Nombella Ct 0.28mi 4/3.0 2,271 (-14%) 2mo $390,000 $172 58
3892 E Hampton Cir 0.60mi 4/3.0 2,606 (-1%) 18mo $445,000 $171 51
15694 Angelica Dr 0.65mi 4/3.0 2,571 (-3%) 14mo $365,000 $142 50
3706 Wild Sage Way 0.53mi 4/2.5 2,894 (+10%) 12mo $437,000 $151 48
14564 Carva Ln 0.63mi 3/3.0 (-1) 2,445 (-8%) 2mo $540,000 $221 48
3700 Passion Vine Dr 0.42mi 4/2.5 2,894 (+10%) 22mo $437,000 $151 45
14500 Palamos Cir 0.60mi 3/3.0 (-1) 2,445 (-8%) 19mo $595,000 $243 35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold
IRR
-29.3%
Equity multiple
0.03×
Total profit
$-95,423
Equity at exit
$52,186
10-year hold
IRR
-29.3%
Equity multiple
-0.35×
Total profit
$-132,419
Equity at exit
$30,262

Cash invested: $98,000 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
66 active · 42 under contract
Months of supply
30.5 mo (3%/mo absorbed)
Median asking
$421,950 ($175/sqft)
Median days on market
94 d
This list price
20% of active listings are priced below it
ARV vs active asking
-8.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33920

Home prices YoY
-11.8%
Active inventory
541
Price-to-rent
11.3×

Monthly cashflow live

Estimated rent
$2,593 high interval (Pro) →
Mortgage (P&I)
−$1,835
Tax est. 1.5%
−$438 /mo · $5,250/yr
Insurance
−$146
HOA
−$240
Vacancy / Maint / Mgmt
−$544
Net cashflow
$-611

Break-even live

Break-even rent $3,366
Max offer price $261,632
Occupancy floor —

Sensitivity live

Price -10% $-369 -5% $-490 +0% $-611 +5% $-732 +10% $-853
Rent -10% $-815 -5% $-713 +0% $-611 +5% $-508 +10% $-406
Rate -1.0pp $-434 -0.5pp $-522 base $-611 +0.5pp $-701 +1.0pp $-794

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
$87,500
Closing costs
$10,500
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 38 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3652 E Hampton Cir Alva, FL 3.0 3.0 1852 $2,300 $1.24 19d 1 0.09mi
3425 Hampton Blvd Alva, FL 3.0 2.0 2140 $4,900 $2.29 52d 1 0.27mi
3655 Rain Lily Ln Alva, FL 4.0 2.0 1851 $2,250 $1.22 72d 1 0.28mi
14882 Portico Blvd Fort Myers, FL 4.0 3.0 2032 $2,475 $1.22 33d 1 0.36mi
6148 Hellman Ave Fort Myers, FL 4.0 2.0 2105 $2,266 $1.08 27d 1 0.38mi
15012 Palamos Cir Fort Myers, FL 4.0 3.0 2092 $3,400 $1.63 72d 1 0.38mi
16195 Bacopa Dr Alva, FL 4.0 3.0 2032 $3,000 $1.48 16d 1 0.38mi
3606 Wild Sage Way Alva, FL 3.0 3.0 2202 $2,450 $1.11 17d 1 0.39mi
3500 74th St W Lehigh Acres, FL 4.0 3.0 1792 $2,600 $1.45 17d 1 0.42mi
3700 Passion Vine Dr Alva, FL 4.0 2.5 2906 $2,500 $0.86 72d 1 0.43mi
14632 Palamos Cir Fort Myers, FL 4.0 3.0 2032 $2,400 $1.18 72d 1 0.45mi
14680 Portico Blvd Fort Myers, FL 3.0 3.0 1850 $6,000 $3.24 72d 1 0.51mi
3502 72nd St W Lehigh Acres, FL 4.0 2.0 1920 $1,750 $0.91 52d 1 0.53mi
3917 Passion Vine Dr Alva, FL 4.0 3.0 1933 $2,500 $1.29 41d 1 0.56mi
3917 Passion Vine Dr Alva, FL 4.0 3.0 1933 $2,500 $1.29 65d 1 0.56mi
14570 Palamos Cir Fort Myers, FL 3.0 3.0 1852 $2,100 $1.13 63d 1 0.58mi
14570 Palamos Cir Fort Myers, FL 3.0 3.0 1852 $2,100 $1.13 63d 1 0.58mi
14527 Palamos Cir Fort Myers, FL 3.0 3.5 2445 $2,500 $1.02 46d 1 0.59mi
3776 Passion Vine Dr Unit 1 Alva, FL 3.0 2.0 1885 $2,200 $1.17 72d 1 0.60mi
3984 Sweet Alyssum Ter Alva, FL 4.0 3.0 2032 $2,500 $1.23 19d 1 0.69mi
14688 Cantabria Dr Fort Myers, FL 3.0 3.0 1852 $3,000 $1.62 25d 1 0.69mi
14662 Cantabria Dr Fort Myers, FL 3.0 3.0 2202 $2,400 $1.09 72d 1 0.74mi
6125 Hershey Ave Fort Myers, FL 4.0 2.0 1879 $2,500 $1.33 19d 1 0.76mi
14638 Cantabria Dr Fort Myers, FL 3.0 3.0 1849 $2,150 $1.16 32d 1 0.79mi
3958 Button Sage Rd Alva, FL 4.0 3.0 2032 $3,550 $1.75 39d 1 0.80mi
14561 Monrovia Ln Fort Myers, FL 4.0 3.0 2032 $2,300 $1.13 19d 1 0.81mi
14598 Cantabria Dr Fort Myers, FL 4.0 3.0 2529 $2,650 $1.05 27d 1 0.89mi
3113 74th St W Lehigh Acres, FL 4.0 2.0 1809 $1,900 $1.05 32d 1 0.92mi
14562 Cantabria Dr Fort Myers, FL 3.0 3.0 2202 $2,495 $1.13 72d 1 0.97mi
3370 Chestnut Grove Dr Alva, FL 4.0 3.0 2362 $3,500 $1.48 72d 1 1.00mi
14543 Cantabria Dr Fort Myers, FL 5.0 3.0 3343 $2,795 $0.84 35d 1 1.01mi
14499 Cantabria Dr Fort Myers, FL 3.0 3.0 1852 $2,200 $1.19 46d 1 1.03mi
14510 Cantabria Dr Fort Myers, FL 4.0 3.0 2032 $2,350 $1.16 19d 1 1.06mi
3208 66th St W Lehigh Acres, FL 4.0 2.0 1800 $2,100 $1.17 19d 1 1.11mi
3217 64th St W Lehigh Acres, FL 4.0 2.0 1897 $2,250 $1.19 19d 1 1.20mi
3202 61st St W Lehigh Acres, FL 3.0 2.0 1777 $1,800 $1.01 72d 1 1.38mi
3013 64th St W Lehigh Acres, FL 4.0 2.0 1920 $1,700 $0.89 27d 1 1.45mi
3016 62nd St W Lehigh Acres, FL 4.0 2.0 1920 $1,700 $0.89 35d 1 1.50mi

Property features AI

Finance

Other
Property zoned RPDDeeded restrictionsSubdivision: Hampton LakesDirections available
HOA & community
Mandatory HOAQuarterly HOA fee of $720 (total annual recurring fees $2,880)Community amenities: clubhouse, community pool, community spa/hot tub, fitness center (attended), tennis court, basketball, bocce court, play area, hobby room, sidewalks

Exterior

Parking
Attached 2-car garage
Security
Gated community
Utilities
Central waterCentral sewerCable available
Home design
Single-family residence1 story / ranchResidential property in River Hall (Hampton Lakes)
Construction
Built in 2019Concrete block and wood frame constructionStucco exteriorTile roofSingle-hung windows
Exterior features
FenceRoom for poolAutomatic sprinkler systemLake and landscaped area viewsCorner, regular lotIrrigation from lake/canalRear exposure facing SouthShutters (manual)

Interior

Kitchen
DishwasherDisposalMicrowaveRangeRefrigeratorPantryBreakfast bar
Bedrooms
4 bedrooms
Flooring
CarpetTile
Bathrooms
2 full bathroomsMaster bath with dual sinks and shower (no tub)
Heating & cooling
Central electric heatCentral electric coolingCeiling fans
Interior features
Built-in cabinetsPantrySmoke detectorsWalk-in closetGreat roomScreened lanai/porchBreakfast barDining (living)UnfurnishedSplit bedroom layoutOpen great room floor plan
Laundry & utility
WasherDryerAuto garage door

Listing history 3 events

  1. 2026-06-15
    days on market $350,000 Active 3 DOM
  2. 2026-06-13
    remarks 699-char remark
  3. 2026-06-13
    listed $350,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 30 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$31,110
− Mortgage interest
−$19,605
− Property taxes
−$5,250
− Insurance
−$1,750
− Repairs & maintenance
−$2,489
− Management
−$2,489
− HOA
−$2,880
− Depreciation
−$10,182
Taxable loss
−$13,535
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,248
After-tax cash flow
$-4,080/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $13,220–$39,660 screening

This beautifully maintained 2019 single-family home in Hampton Lakes at River Hall offers modern finishes, spacious living areas, and peaceful lake views. It is move-in ready with minimal updates needed to maximize its value.

Value-add opportunities

  • Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
  • Both Landscaping improvements — Enhances curb appeal and adds value ↑
  • Both Replace ceiling fans with modern fixtures — Modernize interior and improve airflow ↑
  • Both Install smart home devices — Enhances convenience and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary River Hall Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Lehigh Acres Middle School F FL #421/571 Nat'l #7,581/14,009 High Riverdale High School F FL #340/667 Nat'l #9,001/17,239

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
D Composite livability gradescore 59/100

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

County
Lee · 871,946 people
City population
130,638
Metro
Cape Coral-Fort Myers, FL
Population (ZIP)
7,689
Household income
$87,601
Rent vs Own
6.5% rent · 93.5% own
Severe rent burden
13% of renters

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
Predominantly White (82%)
Race & ethnicity
White 82% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 1%
Hispanic origin (detail)
Mexican 3% Puerto Rican 2% Cuban 1%
Common ancestry
Romanian 6% Portuguese 5% German 3%
Foreign-born
11% · Canada, Vietnam
Languages at home
90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

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
—

Price history

2 events — show timeline
  • 2026-06-16 Listing Removed — NAPLESMLS
  • 2026-06-12 Listed $350,000 NAPLESMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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