100 Parish Dr · Lehigh Acres, FL 33974

$299,999

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 96 Days on market

Built 2026 0.28 ac lot Est $319k · 6% under

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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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0

Listing remarks

Contemporary design, open space, and everyday comfort come together in this beautifully built new construction home located in the growing community of Lehigh Acres. Offering 3 bedrooms and 2 bathrooms, this home delivers the perfect layout for modern living. From the moment you arrive, the sleek modern exterior and clean architectural lines create standout curb appeal. Inside, you’re welcomed by a bright open-concept living space filled with natural light, enhanced by glossy tile flooring and elegant tray ceiling details that elevate the entire space. The kitchen is both stylish and functional, featuring modern shaker cabinetry with crown molding, solid surface countertops, stainless

Key facts

• Versatile den
• Modern exterior
• Tray ceiling detail

Tags

• NEW CONSTRUCTION HOME
• VERSATILE DEN
• MODERN EXTERIOR
• GLOSSY TILE FLOORING
• TRAY CEILING DETAIL
• MODERN SHAKER CABINETRY

Property features AI

Finance

• Other: Zoning: RS-1; Lot described as regular (approx. 0.2785 acres); Lot dimensions reported by Property Appraiser Office; Section 18, Range 27E
• HOA & community: No HOA maintenance or amenities (community type: see remarks)

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant doors; Impact resistant windows
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single-family residential; Florida-style; One story; Rear exposure faces east
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Year built 2026
• Exterior features: Patio; Landscaped area/view; Paved public road access

Interior

• Kitchen: Island; Pantry; Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Refrigerator/Freezer; Breakfast bar / dining in living area
• Bedrooms: 3 bedrooms; At least one bedroom on the first floor
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Pantry; Smoke detectors; Tray ceiling; Walk-in closet; Split bedroom floor plan; Den/Study; Laundry in residence; Unfurnished
• Laundry & utility: Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (35.0% below list).
• Recommended offer: $195k (35.0% 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 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 32% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $300k implies a 4186% 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; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,981 (35.0% 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 96 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $319,288
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Zendor Ave	0.52mi	3/2.0	1,537 (+3%)	1mo	$350,000	$228	70
610 Tarapin Ave	0.20mi	3/2.0	1,392 (-7%)	22mo	$335,000	$241	61
138 Zenith Cir	0.65mi	3/2.0	1,422 (-5%)	7mo	$355,000	$250	56
2710 52nd St SW	0.71mi	3/2.0	1,587 (+6%)	8mo	$339,000	$214	50
162 Peerless St	0.71mi	3/2.0	1,424 (-5%)	13mo	$300,000	$211	48
103 Teakwood Ct	0.29mi	3/2.0	1,283 (-14%)	23mo	$290,000	$226	44
4608 Connie Ave S	0.68mi	3/2.0	1,551 (+4%)	22mo	$309,999	$200	44
710 Altair Ave	0.72mi	3/2.0	1,272 (-15%)	2mo	$250,000	$197	40
135 Zenith Cir	0.65mi	3/2.0	1,691 (+13%)	21mo	$350,000	$207	30
715 Rue Labeau Cir	0.74mi	3/2.0	1,283 (-14%)	22mo	$265,000	$207	24

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $127,668
• Equity at exit: $270,263

10-year hold

• IRR: 16.9%
• Equity multiple: 5.63×
• Total profit: $389,303
• Equity at exit: $582,832

Cash invested: $84,000 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$313 /mo · $3,757/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-471

Break-even live

Break-even rent $2,546

Max offer price $216,800

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	10d	1	0.06mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	3d	1	0.32mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	3d	1	0.36mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	2d	1	0.38mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	23d	1	0.47mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	3d	1	0.47mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	15d	1	0.54mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	23d	1	0.59mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	14d	1	0.59mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	23d	1	0.89mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	23d	1	0.90mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	23d	1	0.97mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	3d	1	0.97mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	23d	1	0.97mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	3d	1	0.98mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	23d	1	0.98mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	23d	1	1.02mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	1d	1	1.02mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,800	$1.08	23d	1	1.03mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,700	$1.02	3d	1	1.03mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	10d	1	1.05mi
839 Yellowbird Dr Fort Myers, FL	3.0	2.0	1461	$1,895	$1.30	23d	1	1.06mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	14d	1	1.09mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	23d	1	1.18mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	3d	1	1.19mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	23d	1	1.20mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	23d	1	1.20mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	23d	1	1.22mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	19d	1	1.22mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	23d	1	1.23mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	23d	1	1.27mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	23d	1	1.27mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	14d	1	1.27mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	3d	1	1.29mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	23d	1	1.29mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	15d	1	1.29mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	15d	1	1.29mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	23d	1	1.30mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	3d	1	1.31mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	23d	1	1.31mi

Listing history 17 events

1. 2026-06-17
   days on market $299,999 Active 96 DOM
2. 2026-06-16
   days on market $299,999 Active 95 DOM
3. 2026-06-15
   days on market $299,999 Active 94 DOM
4. 2026-06-13
   days on market $299,999 Active 92 DOM
5. 2026-06-10
   days on market $299,999 Active 89 DOM
6. 2026-06-09
   days on market $299,999 Active 88 DOM
7. 2026-06-07
   days on market $299,999 Active 86 DOM
8. 2026-06-03
   days on market $299,999 Active 82 DOM
9. 2026-06-02
   days on market $299,999 Active 81 DOM
10. 2026-06-01
    days on market $299,999 Active 80 DOM
11. 2026-06-01
    days on market $299,999 Active 79 DOM
12. 2026-04-15
    price $299,999
13. 2026-04-13
    price $319,999
14. 2026-03-31
    price $329,999
15. 2026-03-13
    listed $339,999 Active
16. 2020-12-18
    soldstatus $7,000
17. 1988-02-05
    soldstatus $9,900

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,757 · $313/mo
• Projected year-2 tax: $3,757 · $313/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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

Taxation est. · year 1

• Rental income: $23,398
• − Mortgage interest: −$16,805
• − Property taxes: −$3,757
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$8,727
• Taxable loss: −$11,135
• Est. tax savings @ 24.0%: +$2,672
• After-tax cash flow: $-2,979/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

+2930.3% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $299,999 NAPLESMLS
• 2026-04-13 Price Changed $319,999 NAPLESMLS
• 2026-03-31 Price Changed $329,999 NAPLESMLS
• 2026-03-13 Listed $339,999 NAPLESMLS
• 2020-12-18 Sold (Public Records) $7,000 Public Records
• 1988-02-05 Sold (Public Records) $9,900 Public Records

Property tax history

+216.5%/yr

Latest (2025): $3,757 · +784.7% YoY. Source: county tax records.