1237 Grant Blvd · Lehigh Acres, FL 33974

$325,990

4 bd · 2.0 ba · 1,829 sqft · Land · 75 Days on market

Built 2026 10,018 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
• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

Key facts

• Covered front porch
• New construction
• Vaulted ceiling

Tags

• NEW CONSTRUCTION
• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• VAULTED CEILING
• DINING AREA
• GOURMET KITCHEN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level 1; Faces east; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built on standard foundation
• Exterior features: Security/high-impact doors; Automatic sprinklers; Open patio and porch; Room for pool; Patio; Porch

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Pantry; Kitchen island; Breakfast bar
• Bedrooms: Main level primary
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Kitchen island; Open living/dining area; Main level primary bedroom; Pantry; Shower only (separate shower); Cable TV wiring; Vaulted ceilings; Walk-in closets; Split bedroom floorplan
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $326k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (20.6% below list).
• Recommended offer: $259k (20.6% 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+, 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; 18 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 43% 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 + $33k 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 75 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 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 $13k; list at $326k implies a 2408% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,714 (20.6% 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 75 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.5

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: 21.4%
• Equity multiple: 2.72×
• Total profit: $156,688
• Equity at exit: $293,678

10-year hold

• IRR: 18.7%
• Equity multiple: 6.02×
• Total profit: $458,391
• Equity at exit: $633,327

Cash invested: $91,277 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,710
• Tax est. 1.5%: −$407 /mo · $4,890/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-209

Break-even live

Break-even rent $2,852

Max offer price $295,747

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-96	+0% $-209	+5% $-322	+10% $-434
Rent	-10% $-413	-5% $-311	+0% $-209	+5% $-107	+10% $-5
Rate	-1.0pp $-45	-0.5pp $-126	base $-209	+0.5pp $-293	+1.0pp $-379

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: $81,498
• Closing costs: $9,780
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Scott Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	0.63mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.63mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	0.64mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	24d	1	0.71mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.80mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	24d	1	0.83mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	24d	1	0.99mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	1.04mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	2d	1	1.16mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	24d	1	1.21mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	24d	1	1.22mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.24mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.25mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	24d	1	1.38mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	4d	1	1.41mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	1.43mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	15d	1	1.46mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	24d	1	1.46mi

Listing history 25 events

1. 2026-06-16
   statusdays on market $325,990 Pending 75 DOM
2. 2026-06-15
   pricedays on market $325,990 Active 74 DOM
3. 2026-06-13
   pricedays on market $319,800 Active 72 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   days on market $325,990 Active 69 DOM
6. 2026-06-09
   days on market $325,990 Active 68 DOM
7. 2026-06-07
   days on market $325,990 Active 66 DOM
8. 2026-06-03
   days on market $325,990 Active 62 DOM
9. 2026-06-02
   days on market $325,990 Active 61 DOM
10. 2026-06-01
    days on market $325,990 Active 60 DOM
11. 2026-06-01
    days on market $325,990 Active 59 DOM
12. 2026-04-03
    listed $325,990 Active 313-char remark

    Show marketing remark (313 chars)

    As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

13. 2026-04-02
    listed $325,990 Active
14. 2025-09-04
    soldstatus $13,000 Closed 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

15. 2025-08-29
    soldstatus $13,000
16. 2025-07-21
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

17. 2025-07-14
    price $16,000 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

18. 2025-05-08
    price $20,750

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

19. 2025-05-08
    listed $20,750 Active 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

20. 2025-05-08
    historical

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

21. 2025-03-18
    price $20,900
22. 2025-02-14
    listed $22,900 Active
23. 2006-03-02
    soldstatus $45,000
24. 2004-08-31
    soldstatus $17,000
25. 2004-08-11
    soldstatus $15,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $31,046
• − Mortgage interest: −$18,261
• − Property taxes: −$4,890
• − Insurance: −$1,630
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$9,483
• Taxable loss: −$8,185
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-544/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

+2073.3% since first listed

14 events — show timeline

• 2026-04-03 Listed $325,990 Zillow
• 2026-04-02 Listed $325,990 FORTMLS
• 2025-09-04 Sold (MLS) $13,000 FORTMLS
• 2025-08-29 Sold (Public Records) $13,000 Public Records
• 2025-07-21 Pending — FORTMLS
• 2025-07-14 Price Changed $16,000 FORTMLS
• 2025-05-08 Price Changed $20,750 FORTMLS
• 2025-05-08 Listing Removed — FORTMLS
• 2025-05-08 Listed $20,750 FORTMLS
• 2025-03-18 Price Changed $20,900 FORTMLS
• 2025-02-14 Listed $22,900 FORTMLS
• 2006-03-02 Sold (Public Records) $45,000 Public Records
• 2004-08-31 Sold (Public Records) $17,000 Public Records
• 2004-08-11 Sold (Public Records) $15,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $433 · +7.9% YoY. Source: county tax records.