434 Rathburn St · Lehigh Acres, FL 33974

$299,900

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 15 Days on market

Built 2024 10,001 sqft lot Est $252k · 19% over

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Why this score? — see what drove the F 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 +7.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Rent growth +1.3/5.0
• ARV discount +0.0/15.0

Listing remarks

Beautiful modern home located in a great neighborhood in Lehigh Acres. This property features elegant tile flooring throughout, stunning modern bathrooms, and beautiful cabinetry that adds both style and functionality to the home. The open and inviting layout is designed for comfort and contemporary living, with high-quality finishes that create a sleek and luxurious feel. If you are looking for a modern home with stylish details in a desirable area, this property offers the perfect blend of comfort, elegance, and convenience.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Non-gated community; Association covers road maintenance and trash (no association fee)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Faces north; Entry level: ground
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high impact doors; Room for a pool; Rectangular lot; Paved public road access; South exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Built-in features; Dual sinks; Living/Dining room; Shower only / separate shower; Split bedroom floorplan; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

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 $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (33.9% below list).
• Recommended offer: $198k (33.9% 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 25d 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 15 days — a 2% lower offer ($295k) 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 $10k; list at $300k implies a 2929% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,124 (33.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $251,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Progress Ave	0.36mi	3/2.0	1,408 (-0%)	2mo	$250,000	$178	81
11901 Savanna Lakes Blvd	0.51mi	3/2.0	1,487 (+5%)	3mo	$255,597	$172	65
352 Rawlings Ave	0.39mi	3/2.5	1,500 (+6%)	6mo	$285,000	$190	65
11917 Savanna Lakes Blvd	0.51mi	3/2.0	1,487 (+5%)	4mo	$254,000	$171	64
11933 Savanna Lakes Blvd	0.51mi	3/2.0	1,487 (+5%)	4mo	$245,000	$165	64
19581 Fairhill Ct	0.63mi	3/2.0	1,429 (+1%)	9mo	$245,000	$171	61
19993 Lake Vista Cir N	0.48mi	3/2.0	1,540 (+9%)	2mo	$250,000	$162	61
536 Ilaria Ct	0.60mi	3/2.0	1,328 (-6%)	1mo	$252,200	$190	61
416 Piper Ave	0.39mi	3/2.5	1,569 (+11%)	5mo	$350,000	$223	58
11905 Savanna Lakes Blvd	0.72mi	3/2.0	1,343 (-5%)	5mo	$230,000	$171	54
398 Radiant Sun Ln	0.66mi	4/2.0 (+1)	1,499 (+6%)	5mo	$276,999	$185	50
418 Palmyra Ave	0.71mi	3/2.0	1,272 (-10%)	8mo	$260,000	$204	43

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: 19.2%
• Equity multiple: 2.55×
• Total profit: $130,166
• Equity at exit: $270,174

10-year hold

• IRR: 17.2%
• Equity multiple: 5.70×
• Total profit: $394,388
• Equity at exit: $582,640

Cash invested: $83,972 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$297 /mo · $3,562/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-429

Break-even live

Break-even rent $2,525

Max offer price $224,060

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-344	+0% $-429	+5% $-514	+10% $-599
Rent	-10% $-586	-5% $-508	+0% $-429	+5% $-351	+10% $-273
Rate	-1.0pp $-278	-0.5pp $-353	base $-429	+0.5pp $-507	+1.0pp $-586

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	4d	1	0.06mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	0.10mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	4d	1	0.14mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	4d	1	0.17mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	22d	1	0.19mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	2d	1	0.19mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	0.19mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	15d	1	0.21mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	4d	1	0.30mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	20d	1	0.34mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.34mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	24d	1	0.35mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	24d	1	0.35mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	24d	1	0.36mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.37mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.37mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	24d	1	0.41mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	17d	1	0.42mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	4d	1	0.47mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	24d	1	0.47mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	24d	1	0.51mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	24d	1	0.53mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	0.53mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	20d	1	0.54mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	17d	1	0.57mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	24d	1	0.58mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	15d	1	0.60mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	24d	1	0.62mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	24d	1	0.64mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	24d	1	0.70mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	4d	1	0.70mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	24d	1	0.72mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	24d	1	0.73mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	24d	1	0.74mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	17d	1	0.76mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	24d	1	0.77mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	24d	1	0.77mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	17d	1	0.83mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.83mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	24d	1	0.85mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $299,900 Pending 15 DOM
2. 2026-06-10
   days on market $299,900 Active 13 DOM
3. 2026-06-09
   days on market $299,900 Active 12 DOM
4. 2026-06-08
   days on market $299,900 Active 11 DOM
5. 2026-06-07
   days on market $299,900 Active 10 DOM
6. 2026-06-03
   days on market $299,900 Active 6 DOM
7. 2026-06-02
   days on market $299,900 Active 5 DOM
8. 2026-06-01
   days on market $299,900 Active 4 DOM
9. 2026-05-31
   days on market $299,900 Active 3 DOM

ⓘ 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: $3,562 · $297/mo
• Projected year-2 tax: $3,562 · $297/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 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $23,775
• − Mortgage interest: −$16,799
• − Property taxes: −$3,562
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$8,724
• Taxable loss: −$10,614
• Est. tax savings @ 24.0%: +$2,547
• After-tax cash flow: $-2,604/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

+2941.6% since first listed

16 events — show timeline

• 2026-05-28 Listed $299,900 FORTMLS
• 2026-05-26 Listing Removed — FORTMLS
• 2026-03-12 Relisted — FORTMLS
• 2026-03-12 Price Changed $299,999 FORTMLS
• 2026-03-11 Price Changed $300,000 FORTMLS
• 2026-03-10 Listing Removed — FORTMLS
• 2026-03-09 Listed $330,000 FORTMLS
• 2026-02-23 Listing Removed — FORTMLS
• 2025-09-01 Price Changed $333,500 FORTMLS
• 2025-07-22 Price Changed $334,500 FORTMLS
• 2025-05-15 Price Changed $335,000 FORTMLS
• 2025-04-29 Price Changed $340,000 FORTMLS
• 2025-01-24 Listed $350,000 FORTMLS
• 2015-03-02 Price Changed $9,750 FORTMLS
• 2004-03-26 Sold (Public Records) $9,900 Public Records
• 2004-03-25 Sold (MLS) $9,860 FORTMLS

Property tax history

+43.7%/yr

Latest (2025): $3,562 · +867.3% YoY. Source: county tax records.