376 Butler Ave S · Lehigh Acres, FL 33974

$309,999

4 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 101 Days on market

Built 2006 0.38 ac lot Est $336k · 8% 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 +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

Key facts

• New metal roof
• Canal front
• Spacious lot

Tags

• CANAL FRONT
• SPACIOUS LOT
• OUTDOOR SPACE
• NEW METAL ROOF
• REGULARLY SERVICED AC SYSTEM
• NEWER HOT WATER HEATER

Property features AI

Finance

• HOA & community: No HOA maintenance or amenities; Community listed as non-gated (see remarks)

Exterior

• Parking: Attached garage with 2 spaces (2+ parking spaces total)
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single family residential; 1-story ranch / contemporary; Rear exposure west
• Construction: Built in 2006; Concrete block construction; Stucco exterior finish; Metal roof; Single hung windows
• Exterior features: Patio; Room for pool; Canal view / waterfront on a canal; Canal width 1-30

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator / icemaker
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Smoke detectors; Dining area open to the family room; Den / study; Open porch / lanai
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (30.5% below list).
• Recommended offer: $215k (30.5% 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: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,384 (30.5% 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 101 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: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $335,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 Mcarthur Blvd	0.09mi	3/2.0 (-1)	1,608 (+7%)	2mo	$355,000	$221	78
417 Long Ave S	0.12mi	3/2.0 (-1)	1,600 (+7%)	12mo	$450,000	$281	68
938 Grant Blvd	0.31mi	3/2.5 (-1)	1,575 (+5%)	5mo	$307,900	$195	66
353 Bradley Ave	0.26mi	3/2.0 (-1)	1,325 (-12%)	11mo	$300,000	$226	54
844 Ashland St E	0.69mi	3/2.0 (-1)	1,493 (-0%)	11mo	$334,500	$224	53
835 Carpenter St E	0.45mi	3/2.0 (-1)	1,624 (+8%)	15mo	$350,000	$216	48
853 Frederick Reid St E	0.73mi	3/2.0 (-1)	1,630 (+9%)	9mo	$339,900	$209	39
919 Green St E	0.28mi	3/2.5 (-1)	1,703 (+14%)	23mo	$398,900	$234	38
314 Lenz Ave	0.65mi	3/2.0 (-1)	1,325 (-12%)	12mo	$300,000	$226	36
510 Redwood Ave S	0.62mi	3/2.0 (-1)	1,714 (+14%)	11mo	$340,000	$198	33
507 Kilarney Ave S	0.67mi	3/2.0 (-1)	1,640 (+9%)	22mo	$370,000	$226	30
851 Alexander Mclellan St E	0.61mi	4/2.0	1,710 (+14%)	23mo	$346,500	$203	29

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: 20.6%
• Equity multiple: 2.66×
• Total profit: $143,821
• Equity at exit: $279,272

10-year hold

• IRR: 18.2%
• Equity multiple: 5.92×
• Total profit: $426,770
• Equity at exit: $602,260

Cash invested: $86,800 (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: 2476
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-293

Break-even live

Break-even rent $2,524

Max offer price $258,292

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-205	+0% $-293	+5% $-380	+10% $-468
Rent	-10% $-463	-5% $-378	+0% $-293	+5% $-208	+10% $-123
Rate	-1.0pp $-137	-0.5pp $-214	base $-293	+0.5pp $-373	+1.0pp $-455

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	0.11mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.23mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.36mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	0.47mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	25d	1	0.53mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.54mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.62mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	25d	1	0.63mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.63mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	5d	1	0.64mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.69mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	5d	1	0.70mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	16d	1	0.70mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	5d	1	0.72mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	5d	1	0.75mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	16d	1	0.76mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	0.79mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.86mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.88mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	0.91mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.95mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.96mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	0.96mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	25d	1	0.97mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	25d	1	0.98mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.99mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.00mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	1.01mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	1.04mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	5d	1	1.05mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	1.07mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.09mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	1.09mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	1.09mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	1.12mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.13mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.13mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.13mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.14mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.14mi

Listing history 28 events

1. 2026-06-22
   days on market $309,999 Active 101 DOM
2. 2026-06-17
   days on market $309,999 Active 97 DOM
3. 2026-06-16
   days on market $309,999 Active 96 DOM
4. 2026-06-15
   days on market $309,999 Active 95 DOM
5. 2026-06-13
   days on market $309,999 Active 93 DOM
6. 2026-06-10
   days on market $309,999 Active 90 DOM
7. 2026-06-09
   days on market $309,999 Active 89 DOM
8. 2026-06-07
   days on market $309,999 Active 87 DOM
9. 2026-06-03
   days on market $309,999 Active 83 DOM
10. 2026-06-02
    days on market $309,999 Active 82 DOM
11. 2026-06-01
    days on market $309,999 Active 81 DOM
12. 2026-06-01
    days on market $309,999 Active 80 DOM
13. 2026-04-13
    price $309,999
14. 2026-03-12
    listed $320,000 Active
15. 2023-01-06
    soldstatus $307,500 Closed 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

16. 2022-12-14
    status Pending 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

17. 2022-12-05
    price $310,000 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

18. 2022-11-29
    price $325,000 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

19. 2022-11-21
    price $332,500 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

20. 2022-11-07
    price $344,200 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

21. 2022-11-01
    listed $354,000 Active 783-char remark

    Show marketing remark (783 chars)

    MOTIVATED SELLER WILLING TO WORK WITH BUY DOWNS FROM LENDERS!! THIS COULD SAVE THOUSANDS IN INTEREST AND COSTS!! Beautifully renovated home on a spacious (1/2 acre), canal front lot! Enjoy the Florida fishing and weather day in and day out in this large, open space! This home also has been renovated and updated from the flooring to the ceiling! 18x18 tile, can lighting, granite counter tops, new cabinets and vanities, along with crown molding to set off the newly painted walls. There is plenty of storage and space with this 3 bedroom-or 4 bedroom home! The roof is Oct. 2022 and the AC is serviced along with a newer hot water heater. Roominess inside and out, gorgeous, and low maintenance!! Though the property is on a canal, there is was no damage from Hurricane Ian.

22. 2022-08-29
    soldstatus $210,000 Closed 108-char remark

    Show marketing remark (108 chars)

    The home is need of major rehab including roof, original HVAC, no flooring, etc etc. Cash offers only please

23. 2022-07-19
    historical 108-char remark

    Show marketing remark (108 chars)

    The home is need of major rehab including roof, original HVAC, no flooring, etc etc. Cash offers only please

24. 2022-07-19
    listed $215,000 108-char remark

    Show marketing remark (108 chars)

    The home is need of major rehab including roof, original HVAC, no flooring, etc etc. Cash offers only please

25. 2008-04-25
    soldstatus $75,000
26. 2008-04-19
    price $96,900
27. 2006-08-02
    soldstatus $250,000
28. 2004-12-03
    listed $50,000

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $25,846
• − Mortgage interest: −$17,365
• − Property taxes: −$2,873
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$9,018
• Taxable loss: −$9,095
• Est. tax savings @ 24.0%: +$2,183
• After-tax cash flow: $-1,330/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

+520.0% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $309,999 NAPLESMLS
• 2026-03-12 Listed $320,000 NAPLESMLS
• 2023-01-06 Sold (MLS) $307,500 FORTMLS
• 2022-12-14 Pending — FORTMLS
• 2022-12-05 Price Changed $310,000 FORTMLS
• 2022-11-29 Price Changed $325,000 FORTMLS
• 2022-11-21 Price Changed $332,500 FORTMLS
• 2022-11-07 Price Changed $344,200 FORTMLS
• 2022-11-01 Listed $354,000 FORTMLS
• 2022-08-29 Sold (MLS) $210,000 FORTMLS
• 2022-07-19 Listing Removed — FORTMLS
• 2022-07-19 Listed $215,000 FORTMLS
• 2008-04-25 Sold (MLS) $75,000 FORTMLS
• 2008-04-19 Price Changed $96,900 FORTMLS
• 2006-08-02 Sold (MLS) $250,000 FORTMLS
• 2004-12-03 Listed $50,000 FORTMLS

Property tax history

+9.2%/yr

Latest (2022): $2,873 · +17.3% YoY. Source: county tax records.