840 Clow St E · Lehigh Acres, FL 33974

$265,900

3 bd · 2.0 ba · 1,058 sqft · Land · 83 Days on market

Built 2025

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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).

• Cash flow +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

Key facts

• Quartz countertops
• Open concept kitchen
• Porcelain tile floor

Tags

• IMPACT WINDOWS AND DOORS
• PORCELAIN TILE FLOOR
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• SPRINKLER SYSTEM

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $266k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (30.2% below list).
• Recommended offer: $186k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% 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 $28k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $185,507 (30.2% 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 83 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 11.9

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: 22.3%
• Equity multiple: 2.78×
• Total profit: $132,692
• Equity at exit: $239,544

10-year hold

• IRR: 19.4%
• Equity multiple: 6.18×
• Total profit: $385,899
• Equity at exit: $516,585

Cash invested: $74,452 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,394
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-103

Break-even live

Break-even rent $1,985

Max offer price $247,732

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: $66,475
• Closing costs: $7,977
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	0.20mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	0.26mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	14d	1	0.27mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	0.27mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	23d	1	0.28mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	0.35mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	23d	1	0.42mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	23d	1	0.48mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.64mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	0.71mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	23d	1	0.82mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	14d	1	0.92mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.93mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.93mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	1.00mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	1.09mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	1.14mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	1.17mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	16d	1	1.20mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	3d	1	1.31mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	3d	1	1.31mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.32mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	1.32mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	23d	1	1.33mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	14d	1	1.35mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	1.36mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	1.36mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	3d	1	1.36mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	23d	1	1.36mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.38mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	1.41mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.42mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	1.43mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	1.47mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	21d	1	1.47mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	1.49mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	23d	1	1.49mi

Listing history 12 events

1. 2026-03-11
   status Pending
2. 2025-07-08
   soldstatus $265,900 Closed 412-char remark

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

3. 2025-06-06
   status Pending

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

4. 2025-06-06
   status Pending 412-char remark

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

5. 2025-05-21
   price $265,900

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

6. 2025-05-21
   price $265,900 412-char remark

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

7. 2025-04-09
   price $269,900 412-char remark

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

8. 2025-03-15
   listed $280,000 Active

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

9. 2025-03-15
   listed $280,000 Active 412-char remark

   Show marketing remark (412 chars)

   New construction 2025,Seller help $10,000 towards closing cost. CBS, !!!! No flood zone or HOA!!! 3 bedrooms, 2 bathrooms, impact windows and doors, porcelain tile floor throghout whole house, open concept kitchen, stainless steel appliances (not in the picture), quartz countertops, sprinkler system, space to park your boat or RV, space to expand, room for pool, quiet neighborhood, close to schools, shopping.

10. 2024-02-26
    soldstatus $11,000
11. 2000-08-01
    soldstatus $7,000
12. 1994-04-15
    soldstatus $7,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,449/yr (+$121/mo · 191.2%)

ⓘ 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: $22,261
• − Mortgage interest: −$14,895
• − Property taxes: −$758
• − Insurance: −$1,330
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$7,735
• Taxable loss: −$6,018
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $210/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

+3698.6% since first listed

12 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2025-07-08 Sold (MLS) $265,900 FORTMLS
• 2025-06-06 Pending — Beaches MLS
• 2025-06-06 Pending — FORTMLS
• 2025-05-21 Price Changed $265,900 Beaches MLS
• 2025-05-21 Price Changed $265,900 FORTMLS
• 2025-04-09 Price Changed $269,900 FORTMLS
• 2025-03-15 Listed $280,000 FORTMLS
• 2025-03-15 Listed $280,000 Beaches MLS
• 2024-02-26 Sold (Public Records) $11,000 Public Records
• 2000-08-01 Sold (Public Records) $7,000 Public Records
• 1994-04-15 Sold (Public Records) $7,000 Public Records

Property tax history

+54.7%/yr

Latest (2025): $758 · +121.1% YoY. Source: county tax records.