1149 Ebert St E · Lehigh Acres, FL 33974

$324,900

4 bd · 2.0 ba · 1,500 sqft · Land · 33 Days on market

Built 2026 10,000 sqft 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 +6.5/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Rent growth +1.3/5.0
• DSCR +0.8/10.0

Listing remarks MLS

READY TO MOVE IN!!! Spacious open floor plan with 3 bedrooms + Den, 2-full bathrooms and 2 cars garage, home spans 2,005 sq ft. Hurricane impact windows and doors. Home features a state-of-the-art kitchen equipped with stainless steel appliances, high-quality cabinetry, quartz countertops and backsplash, and a waterfall edge island. The master suite offers comfort with the spacious master bathroom providing an elegant retreat with a double sink vanity and a frameless glass shower. Imported oversize porcelain flooring, dual walking closets and lofty ceilings flow throughout, elevating the modern feel of the property. Blending modern design with high-end finishes. Outdoors a beautifully landscaped garden with a covered lanai. The driveway goes all the way down to the double garage entry door. This street offers peace and quiet along with added safety for the family. This house is a great choice for anyone looking for a harmonious blend of modern design and comfortable living. This property is just what you're looking for. Don't miss the opportunity to own this beautiful property. Make this your dream home now. Ready to move in !!! Enjoy an outstanding home that perfectly combines comfort and luxury!!!!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Financial info: No pet restrictions
• HOA & community: Street lights in the community

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Security/high impact doors; Impact glass windows
• Utilities: Well water; Septic tank; Central heating; Central air conditioning
• Home design: Single-story home; New construction; Faces north; RS-1 zoning
• Construction: New construction; Brick and block construction; Shingle roof; Built as new construction
• Exterior features: Security / high impact doors; City street frontage; Quarter- to half-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island
• Bedrooms: Includes a den (additional living/flex space)
• Bathrooms: 2 full bathrooms
• Interior features: Impact glass windows; French doors / atrium door(s); Entrance foyer; Kitchen island; Dual sinks; Walk-in closet(s); Handicap access; First floor entry; Bedroom on main level; Main level primary
• Laundry & utility: Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (34.1% below list).
• Recommended offer: $214k (34.1% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $35k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $39k; list at $325k implies a 742% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,152 (34.1% 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 33 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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: 0.66% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 12.6

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $135,452
• Equity at exit: $292,696

10-year hold

• IRR: 16.6%
• Equity multiple: 5.57×
• Total profit: $415,434
• Equity at exit: $631,209

Cash invested: $90,972 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-554

Break-even live

Break-even rent $2,842

Max offer price $244,806

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	0.16mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	0.16mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.42mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	0.43mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.57mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.60mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.81mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	0.81mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	0.81mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	16d	1	0.86mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.87mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	0.89mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	0.92mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	3d	1	0.93mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	14d	1	0.93mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	0.94mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	0.99mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.02mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.04mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.08mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	1.14mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	1.23mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	10d	1	1.23mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	1.26mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	1.34mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	1.35mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.37mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.37mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	16d	1	1.39mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	1.43mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	24d	1	1.43mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	24d	1	1.49mi

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-05-01
   status Pending 1219-char remark

   Show marketing remark (1219 chars)

   READY TO MOVE IN!!! Spacious open floor plan with 3 bedrooms + Den, 2-full bathrooms and 2 cars garage, home spans 2,005 sq ft. Hurricane impact windows and doors. Home features a state-of-the-art kitchen equipped with stainless steel appliances, high-quality cabinetry, quartz countertops and backsplash, and a waterfall edge island. The master suite offers comfort with the spacious master bathroom providing an elegant retreat with a double sink vanity and a frameless glass shower. Imported oversize porcelain flooring, dual walking closets and lofty ceilings flow throughout, elevating the modern feel of the property. Blending modern design with high-end finishes. Outdoors a beautifully landscaped garden with a covered lanai. The driveway goes all the way down to the double garage entry door. This street offers peace and quiet along with added safety for the family. This house is a great choice for anyone looking for a harmonious blend of modern design and comfortable living. This property is just what you're looking for. Don't miss the opportunity to own this beautiful property. Make this your dream home now. Ready to move in !!! Enjoy an outstanding home that perfectly combines comfort and luxury!!!!

3. 2026-04-10
   price $324,900
4. 2026-04-09
   price $324,900 1219-char remark

   Show marketing remark (1219 chars)

   READY TO MOVE IN!!! Spacious open floor plan with 3 bedrooms + Den, 2-full bathrooms and 2 cars garage, home spans 2,005 sq ft. Hurricane impact windows and doors. Home features a state-of-the-art kitchen equipped with stainless steel appliances, high-quality cabinetry, quartz countertops and backsplash, and a waterfall edge island. The master suite offers comfort with the spacious master bathroom providing an elegant retreat with a double sink vanity and a frameless glass shower. Imported oversize porcelain flooring, dual walking closets and lofty ceilings flow throughout, elevating the modern feel of the property. Blending modern design with high-end finishes. Outdoors a beautifully landscaped garden with a covered lanai. The driveway goes all the way down to the double garage entry door. This street offers peace and quiet along with added safety for the family. This house is a great choice for anyone looking for a harmonious blend of modern design and comfortable living. This property is just what you're looking for. Don't miss the opportunity to own this beautiful property. Make this your dream home now. Ready to move in !!! Enjoy an outstanding home that perfectly combines comfort and luxury!!!!

5. 2026-04-09
   listed $325,000 Active

   Show marketing remark (1219 chars)

   READY TO MOVE IN!!! Spacious open floor plan with 3 bedrooms + Den, 2-full bathrooms and 2 cars garage, home spans 2,005 sq ft. Hurricane impact windows and doors. Home features a state-of-the-art kitchen equipped with stainless steel appliances, high-quality cabinetry, quartz countertops and backsplash, and a waterfall edge island. The master suite offers comfort with the spacious master bathroom providing an elegant retreat with a double sink vanity and a frameless glass shower. Imported oversize porcelain flooring, dual walking closets and lofty ceilings flow throughout, elevating the modern feel of the property. Blending modern design with high-end finishes. Outdoors a beautifully landscaped garden with a covered lanai. The driveway goes all the way down to the double garage entry door. This street offers peace and quiet along with added safety for the family. This house is a great choice for anyone looking for a harmonious blend of modern design and comfortable living. This property is just what you're looking for. Don't miss the opportunity to own this beautiful property. Make this your dream home now. Ready to move in !!! Enjoy an outstanding home that perfectly combines comfort and luxury!!!!

6. 2026-02-28
   listed $325,000 Active 1219-char remark

   Show marketing remark (1219 chars)

   READY TO MOVE IN!!! Spacious open floor plan with 3 bedrooms + Den, 2-full bathrooms and 2 cars garage, home spans 2,005 sq ft. Hurricane impact windows and doors. Home features a state-of-the-art kitchen equipped with stainless steel appliances, high-quality cabinetry, quartz countertops and backsplash, and a waterfall edge island. The master suite offers comfort with the spacious master bathroom providing an elegant retreat with a double sink vanity and a frameless glass shower. Imported oversize porcelain flooring, dual walking closets and lofty ceilings flow throughout, elevating the modern feel of the property. Blending modern design with high-end finishes. Outdoors a beautifully landscaped garden with a covered lanai. The driveway goes all the way down to the double garage entry door. This street offers peace and quiet along with added safety for the family. This house is a great choice for anyone looking for a harmonious blend of modern design and comfortable living. This property is just what you're looking for. Don't miss the opportunity to own this beautiful property. Make this your dream home now. Ready to move in !!! Enjoy an outstanding home that perfectly combines comfort and luxury!!!!

7. 2025-10-03
   soldstatus $38,600
8. 2023-10-20
   soldstatus $16,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 27 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: $25,698
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$9,452
• Taxable loss: −$12,563
• Est. tax savings @ 24.0%: +$3,015
• 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

+1869.1% since first listed

8 events — show timeline

• 2026-05-13 Pending — MARMLS
• 2026-05-01 Pending — FORTMLS
• 2026-04-10 Price Changed $324,900 MARMLS
• 2026-04-09 Price Changed $324,900 FORTMLS
• 2026-04-09 Listed $325,000 MARMLS
• 2026-02-28 Listed $325,000 FORTMLS
• 2025-10-03 Sold (Public Records) $38,600 Public Records
• 2023-10-20 Sold (Public Records) $16,500 Public Records

Property tax history

+12.5%/yr

Latest (2025): $422 · +11.6% YoY. Source: county tax records.