1016 Butler St E · Lehigh Acres, FL 33974

$239,000

3 bd · 2.0 ba · 990 sqft · Land · 133 Days on market

Built 2025 0.37 ac lot

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Why this score? — see what drove the C- 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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

This is an oversized corner lot (little over 1/3 acre) on a small lake. It is currently in a very quiet area of Lehigh - not far from downtown Lehigh and easy access to SR 82 which gets you to the international airport and to Jet Blue Park. An environmental report is attached to this listing indicating the lot is Upland. The property is not in a flood zone.

Key facts

• Hurricane-proof
• 0.37 acre lot
• Garage

Tags

• HURRICANE-PROOF

Property features AI

Finance

• Other: Zoned RS-1; Lot is irregularly shaped with developer-provided dimensions; No truck restriction
• Financial info: New construction
• HOA & community: Non-gated community; HOA provides trash removal; No community amenities

Exterior

• Parking: Driveway (paved); Attached garage with 1 garage space
• Security: Impact resistant doors and windows
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single-family residence; 1-story / Ranch; Rear exposure faces southeast; Residential property in Lehigh Acres
• Construction: Modular construction; Shingle roof; Built in 2025
• Exterior features: Stucco exterior; Impact resistant doors and windows; See remarks for additional exterior details; Paved road access; Well irrigation

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Formal dining area; See remarks for additional interior details; Unfurnished
• Laundry & utility: Washer and dryer connections; Dryer included; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $239k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.2% below list).
• Recommended offer: $188k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $30k; list at $239k implies a 697% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $188,444 (21.2% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 10.6

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: 24.5%
• Equity multiple: 2.94×
• Total profit: $129,929
• Equity at exit: $215,310

10-year hold

• IRR: 21.0%
• Equity multiple: 6.50×
• Total profit: $368,231
• Equity at exit: $464,324

Cash invested: $66,920 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $85

Break-even live

Break-even rent $1,777

Max offer price $239,000

Occupancy floor 90%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	0.66mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	0.69mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	1.04mi
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	3d	1	1.07mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.31mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	3d	1	1.37mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	24d	1	1.43mi

Listing history 19 events

1. 2026-06-17
   days on market $239,000 Active 133 DOM
2. 2026-06-16
   days on market $239,000 Active 132 DOM
3. 2026-06-15
   days on market $239,000 Active 131 DOM
4. 2026-06-13
   days on market $239,000 Active 129 DOM
5. 2026-06-10
   days on market $239,000 Active 126 DOM
6. 2026-06-09
   days on market $239,000 Active 125 DOM
7. 2026-06-07
   days on market $239,000 Active 123 DOM
8. 2026-06-02
   days on market $239,000 Active 118 DOM
9. 2026-06-01
   days on market $239,000 Active 117 DOM
10. 2026-06-01
    days on market $239,000 Active 116 DOM
11. 2026-02-04
    listed $239,000 Active
12. 2025-07-16
    soldstatus $30,000
13. 2024-05-03
    soldstatus $27,900 Closed 359-char remark

    Show marketing remark (359 chars)

    This is an oversized corner lot (little over 1/3 acre) on a small lake. It is currently in a very quiet area of Lehigh - not far from downtown Lehigh and easy access to SR 82 which gets you to the international airport and to Jet Blue Park. An environmental report is attached to this listing indicating the lot is Upland. The property is not in a flood zone.

14. 2024-05-01
    soldstatus $27,900
15. 2024-04-18
    status Pending 359-char remark

    Show marketing remark (359 chars)

    This is an oversized corner lot (little over 1/3 acre) on a small lake. It is currently in a very quiet area of Lehigh - not far from downtown Lehigh and easy access to SR 82 which gets you to the international airport and to Jet Blue Park. An environmental report is attached to this listing indicating the lot is Upland. The property is not in a flood zone.

16. 2024-04-12
    status Active 359-char remark

    Show marketing remark (359 chars)

    This is an oversized corner lot (little over 1/3 acre) on a small lake. It is currently in a very quiet area of Lehigh - not far from downtown Lehigh and easy access to SR 82 which gets you to the international airport and to Jet Blue Park. An environmental report is attached to this listing indicating the lot is Upland. The property is not in a flood zone.

17. 2024-01-18
    status Pending 359-char remark

    Show marketing remark (359 chars)

    This is an oversized corner lot (little over 1/3 acre) on a small lake. It is currently in a very quiet area of Lehigh - not far from downtown Lehigh and easy access to SR 82 which gets you to the international airport and to Jet Blue Park. An environmental report is attached to this listing indicating the lot is Upland. The property is not in a flood zone.

18. 2023-11-30
    listed $27,900 Active 359-char remark

    Show marketing remark (359 chars)

    This is an oversized corner lot (little over 1/3 acre) on a small lake. It is currently in a very quiet area of Lehigh - not far from downtown Lehigh and easy access to SR 82 which gets you to the international airport and to Jet Blue Park. An environmental report is attached to this listing indicating the lot is Upland. The property is not in a flood zone.

19. 1989-01-01
    soldstatus $5,000

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$1,374/yr (+$114/mo · 225.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $22,613
• − Mortgage interest: −$13,388
• − Property taxes: −$610
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,953
• Taxable loss: −$3,150
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,775/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

+4680.0% since first listed

9 events — show timeline

• 2026-02-04 Listed $239,000 NAPLESMLS
• 2025-07-16 Sold (Public Records) $30,000 Public Records
• 2024-05-03 Sold (MLS) $27,900 FORTMLS
• 2024-05-01 Sold (Public Records) $27,900 Public Records
• 2024-04-18 Pending — FORTMLS
• 2024-04-12 Relisted — FORTMLS
• 2024-01-18 Pending — FORTMLS
• 2023-11-30 Listed $27,900 FORTMLS
• 1989-01-01 Sold (Public Records) $5,000 Public Records

Property tax history

+28.2%/yr

Latest (2025): $610 · +34.6% YoY. Source: county tax records.