216 Ogden Ave S · Lehigh Acres, FL 33974

$329,000

4 bd · 3.0 ba · 1,724 sqft · Land · 27 Days on market

Built 2025 0.28 ac 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Rent growth +1.3/5.0

Listing remarks

Welcome to this stunning new construction in a corner lot, offering the perfect blend of modern design and everyday comfort. Situated on a desirable corner lot, this spacious home with an open-concept layout ideal for both entertaining and daily living with no HOA restrictions. Not in flood zone.

Key facts

• Not in flood zone
• Modern design
• No hoa restrictions

Tags

• CORNER LOT
• MODERN DESIGN
• OPEN-CONCEPT LAYOUT
• NO HOA RESTRICTIONS
• NOT IN FLOOD ZONE

Property features AI

Finance

• Other: Lot is regular shaped on approximately 0.2839 acres; Lot dimensions approximately 102 x 121 x 121 x 102; Zoning: RS-1; No canal access; Subdivision: Lehigh Acres
• HOA & community: No HOA maintenance; Community offers internet access; Non-gated community

Exterior

• Parking: Attached 2-car garage; Attached 2-car carport; Auto garage door
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Well water; Septic system; Electric service (central); Cable available
• Home design: Single-family contemporary design; Residential property; 1 story; Rear exposure facing west
• Construction: Concrete block construction; Shingle roof; Built in 2025
• Exterior features: Outdoor kitchen; Room for pool; Impact resistant windows and doors; Stucco finish

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Refrigerator/ice maker; Outdoor kitchen (exterior feature)
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Pantry; Smoke detectors; Walk-in closet; See remarks
• Laundry & utility: Washer/dryer hookup; Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $329k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (36.5% below list).
• Recommended offer: $209k (36.5% 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: Mirror Lakes Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 1,228 students, 68% 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); 2460 active listings in the ZIP; 40 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 35% 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $6k; list at $329k implies a 4962% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,009 (36.5% 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. 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: 0.64% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 13.1

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: 21.0%
• Equity multiple: 2.68×
• Total profit: $155,156
• Equity at exit: $296,389

10-year hold

• IRR: 18.5%
• Equity multiple: 5.99×
• Total profit: $459,519
• Equity at exit: $639,175

Cash invested: $92,120 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-278

Break-even live

Break-even rent $2,442

Max offer price $279,849

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	23d	1	0.09mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	0.19mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.33mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	11d	1	0.42mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	23d	1	0.46mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	0.52mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	0.53mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	0.53mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	14d	1	0.55mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	0.55mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	23d	1	0.55mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	14d	1	0.57mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	0.58mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	3d	1	0.59mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	23d	1	0.59mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	0.61mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	23d	1	0.61mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	23d	1	0.64mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	23d	1	0.67mi
286 Justene Cir Lehigh Acres, FL	3.0	2.0	1839	$1,900	$1.03	23d	1	0.74mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	3d	1	0.76mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	23d	1	0.80mi
706 Arianne Ct Lehigh Acres, FL	4.0	3.0	2009	$2,600	$1.29	23d	1	0.84mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	23d	1	0.84mi
107 W Lake Dr Lehigh Acres, FL	3.0	2.0	1610	$2,100	$1.30	23d	1	0.91mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	23d	1	0.93mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	16d	1	0.94mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	3d	1	0.94mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	23d	1	0.94mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.96mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.96mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	0.99mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	23d	1	0.99mi
264 Ground Dove Cir Lehigh Acres, FL	4.0	2.0	1683	$2,300	$1.37	23d	1	1.01mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	23d	1	1.02mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	23d	1	1.04mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	1.06mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	16d	1	1.09mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	1.12mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	16d	1	1.16mi

Listing history 14 events

1. 2026-05-19
   status Pending
2. 2026-04-22
   listed $329,000 Active
3. 2026-03-23
   historical
4. 2026-01-07
   listed $339,900 Active
5. 2025-10-06
   price $349,990
6. 2025-09-23
   listed $374,990 Active
7. 2021-02-24
   soldstatus $6,500
8. 2021-02-20
   soldstatus $6,500 Closed
9. 2021-01-17
   status Pending
10. 2021-01-08
    listed $6,800 Active
11. 2020-12-30
    soldstatus $26,100
12. 2009-08-21
    soldstatus $4,191,000
13. 2005-08-08
    soldstatus $139,410,000
14. 2005-07-26
    soldstatus $46,500

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $2,731 · $228/mo
• Expected delta: +$1,927/yr (+$161/mo · 239.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 22 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: $25,081
• − Mortgage interest: −$18,429
• − Property taxes: −$804
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$9,571
• Taxable loss: −$9,381
• Est. tax savings @ 24.0%: +$2,251
• After-tax cash flow: $-1,087/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

+607.5% since first listed

14 events — show timeline

• 2026-05-19 Pending — NAPLESMLS
• 2026-04-22 Listed $329,000 NAPLESMLS
• 2026-03-23 Listing Removed — NAPLESMLS
• 2026-01-07 Listed $339,900 NAPLESMLS
• 2025-10-06 Price Changed $349,990 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Listed $374,990 Stellar MLS as Distributed by MLS Grid
• 2021-02-24 Sold (Public Records) $6,500 Public Records
• 2021-02-20 Sold (MLS) $6,500 FORTMLS
• 2021-01-17 Pending — FORTMLS
• 2021-01-08 Listed $6,800 FORTMLS
• 2020-12-30 Sold (Public Records) $26,100 Public Records
• 2009-08-21 Sold (Public Records) $4,191,000 Public Records
• 2005-08-08 Sold (Public Records) $139,410,000 Public Records
• 2005-07-26 Sold (Public Records) $46,500 Public Records

Property tax history

+23.6%/yr

Latest (2025): $804 · +101.3% YoY. Source: county tax records.