947 Hunter St E · Lehigh Acres, FL 33974

$300,000

3 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 261 Days on market

Built 2006 10,489 sqft lot Est $320k · 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 +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

3/2/2 house located near to SR-82 and east lee high School, seller are very motivated!!!

Key facts

• New a/c unit
• Remodeled bathroom
• Corner-lot

Tags

• CORNER-LOT
• MASTER BEDROOM
• PRIVATE INDEPENDENT SUITE
• REMODELED BATHROOM
• NEW ROOF
• NEW A/C UNIT

Property features AI

Finance

• Financial info: Land lease expires 2025-10-31; Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Utilities: Septic tank; No cable available
• Home design: Single-story; Resale property; Faces west; RS-1 zoning
• Construction: Brick, block, and concrete construction; Shingle roof; Built on standard foundation
• Exterior features: Corner lot; Public maintained road; East exposure; No additional exterior features listed

Interior

• Kitchen: Electric cooktop; Freezer; Refrigerator
• Bedrooms: Bedroom on main level; Great Room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-hung windows; Kitchen island; Open living/dining area; Tub/shower; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer and dryer (inside); Water softener

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 $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (34.6% below list).
• Recommended offer: $196k (34.6% 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 22d 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 33% 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 261 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,234 (34.6% 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 261 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: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $319,858
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Locust Ave S	0.46mi	3/2.0	1,500 (+2%)	3mo	$325,000	$217	73
555 Mcarthur Blvd	0.19mi	3/2.0	1,401 (-5%)	15mo	$265,000	$189	70
823 Hoosier St E	0.71mi	3/2.0	1,478 (+0%)	4mo	$325,000	$220	63
925 Winters St E	0.31mi	3/2.0	1,270 (-14%)	7mo	$280,000	$220	56
853 Frederick Reid St E	0.49mi	3/2.0	1,630 (+11%)	9mo	$339,900	$209	52
1105 Milwaukee Blvd	0.71mi	3/2.0	1,593 (+8%)	2mo	$500,000	$314	52
821 Frederick Reid St E	0.73mi	3/2.0	1,614 (+10%)	1mo	$315,000	$195	49
819 Frederick Reid St E	0.74mi	3/2.0	1,601 (+9%)	2mo	$299,000	$187	49
718 Bedford Point Ave	0.72mi	4/3.0 (+1)	1,580 (+7%)	0mo	$314,900	$199	45
507 Kilarney Ave S	0.43mi	3/2.0	1,640 (+11%)	22mo	$370,000	$226	43
1105 Artic St E	0.72mi	4/2.0 (+1)	1,638 (+11%)	5mo	$319,900	$195	38
944 Dobbins St E	0.71mi	3/2.0	1,327 (-10%)	23mo	$315,000	$237	31

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: 19.7%
• Equity multiple: 2.59×
• Total profit: $133,236
• Equity at exit: $270,264

10-year hold

• IRR: 17.5%
• Equity multiple: 5.77×
• Total profit: $401,092
• Equity at exit: $582,834

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: 2476
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-382

Break-even live

Break-even rent $2,446

Max offer price $232,479

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-297	+0% $-382	+5% $-467	+10% $-552
Rent	-10% $-537	-5% $-460	+0% $-382	+5% $-305	+10% $-227
Rate	-1.0pp $-231	-0.5pp $-306	base $-382	+0.5pp $-460	+1.0pp $-539

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
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	4d	1	0.04mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.19mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.26mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	0.34mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	0.39mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.41mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.41mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	0.44mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	0.47mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	0.47mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.52mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	0.56mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.66mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.68mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	18d	1	0.72mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.76mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	0.76mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.83mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.85mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.85mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.85mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.87mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	0.88mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	0.90mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	12d	1	0.90mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.92mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	16d	1	0.94mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	0.94mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.95mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	0.95mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	0.99mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	18d	1	1.09mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	1.11mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	1.13mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.16mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.18mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.18mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	4d	1	1.18mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.19mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	16d	1	1.20mi

Listing history 20 events

1. 2026-06-22
   days on market $300,000 Active 261 DOM
2. 2026-06-17
   days on market $300,000 Active 257 DOM
3. 2026-06-16
   days on market $300,000 Active 256 DOM
4. 2026-06-16
   days on market $300,000 Active 255 DOM
5. 2026-06-13
   days on market $300,000 Active 253 DOM
6. 2026-06-09
   days on market $300,000 Active 249 DOM
7. 2026-06-07
   days on market $300,000 Active 247 DOM
8. 2026-06-02
   days on market $300,000 Active 242 DOM
9. 2026-06-01
   days on market $300,000 Active 241 DOM
10. 2026-06-01
    days on market $300,000 Active 240 DOM
11. 2025-10-01
    listed $300,000 Active
12. 2023-02-24
    historical 88-char remark

    Show marketing remark (88 chars)

    3/2/2 house located near to SR-82 and east lee high School, seller are very motivated!!!

13. 2023-02-24
    soldstatus $290,000 Closed 88-char remark

    Show marketing remark (88 chars)

    3/2/2 house located near to SR-82 and east lee high School, seller are very motivated!!!

14. 2023-01-09
    status Pending 88-char remark

    Show marketing remark (88 chars)

    3/2/2 house located near to SR-82 and east lee high School, seller are very motivated!!!

15. 2022-12-26
    price $285,000 88-char remark

    Show marketing remark (88 chars)

    3/2/2 house located near to SR-82 and east lee high School, seller are very motivated!!!

16. 2022-10-19
    listed $310,000 Active 88-char remark

    Show marketing remark (88 chars)

    3/2/2 house located near to SR-82 and east lee high School, seller are very motivated!!!

17. 2019-03-15
    soldstatus $155,000 Sold 192-char remark

    Show marketing remark (192 chars)

    This is a very nice home with 3 bedrooms 2 baths, also a screened lanai and 2 car garage. Corner lot with privacy. Quiet, peaceful neighborhood. Conveniently located to SR82, and shopping etc.

18. 2019-02-07
    status Pending 192-char remark

    Show marketing remark (192 chars)

    This is a very nice home with 3 bedrooms 2 baths, also a screened lanai and 2 car garage. Corner lot with privacy. Quiet, peaceful neighborhood. Conveniently located to SR82, and shopping etc.

19. 2019-02-01
    listed $155,900 Active 192-char remark

    Show marketing remark (192 chars)

    This is a very nice home with 3 bedrooms 2 baths, also a screened lanai and 2 car garage. Corner lot with privacy. Quiet, peaceful neighborhood. Conveniently located to SR82, and shopping etc.

20. 2002-12-02
    listed $9,999

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,811 · $234/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 2/10 Low
• 🌡 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: $23,548
• − Mortgage interest: −$16,805
• − Property taxes: −$2,811
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$8,727
• Taxable loss: −$10,062
• Est. tax savings @ 24.0%: +$2,415
• After-tax cash flow: $-2,172/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

+2900.3% since first listed

10 events — show timeline

• 2025-10-01 Listed $300,000 FORTMLS
• 2023-02-24 Listing Removed — FORTMLS
• 2023-02-24 Sold (MLS) $290,000 FORTMLS
• 2023-01-09 Pending — FORTMLS
• 2022-12-26 Price Changed $285,000 FORTMLS
• 2022-10-19 Listed $310,000 FORTMLS
• 2019-03-15 Sold (MLS) $155,000 FORTMLS
• 2019-02-07 Pending — FORTMLS
• 2019-02-01 Listed $155,900 FORTMLS
• 2002-12-02 Listed $9,999 FORTMLS

Property tax history

+9.6%/yr

Latest (2022): $2,811 · +17.6% YoY. Source: county tax records.