Charlotte Plan · Lehigh Acres, FL 33976

$355,990

5 bd · 3.0 ba · 2,338 sqft · SingleFamily · 849 Days on market

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0

Key facts

• 2 garage spots
• Listed 849 days

Property features AI

Finance

• Other: Living area approximately 2338; Address: Lehigh Acres, FL 33976
• Financial info: Listing price $355,990

Exterior

• Home design: Charlotte plan; New construction plan; Single-story (story count not specified)
• Construction: Built from new-construction plan (year not specified)
• Exterior features: Single-family property setting

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: Five bedrooms
• Bathrooms: Three full bathrooms
• Interior features: Open plan living spaces
• Laundry & utility: Laundry/utility area (details not provided)

🏗️ 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 5-bed/3.0-bath single-family listed at $356k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (28.2% below list).
• Recommended offer: $256k (28.2% 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 soft (-1.5%/yr); 788 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 849 days — a 12% lower offer ($313k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,513 (28.2% 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 849 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 11.6

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: 19.7%
• Equity multiple: 2.59×
• Total profit: $158,305
• Equity at exit: $320,704

10-year hold

• IRR: 17.5%
• Equity multiple: 5.77×
• Total profit: $474,971
• Equity at exit: $691,610

Cash invested: $99,677 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 788
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$1,867
• Tax est. 1.5%: −$445 /mo · $5,340/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-442

Break-even live

Break-even rent $3,114

Max offer price $292,088

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-319	+0% $-442	+5% $-565	+10% $-688
Rent	-10% $-643	-5% $-543	+0% $-442	+5% $-341	+10% $-240
Rate	-1.0pp $-262	-0.5pp $-351	base $-442	+0.5pp $-534	+1.0pp $-628

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: $88,998
• Closing costs: $10,680
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	0.60mi
4707 Brixton Ct Lehigh Acres, FL	4.0	2.0	2199	$2,499	$1.14	4d	1	0.75mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	0.97mi
1024 Chauncey Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	21d	1	1.00mi
3837 17th St W Lehigh Acres, FL	4.0	2.0	1871	$2,450	$1.31	25d	1	1.02mi
5215 Butte St Lehigh Acres, FL	4.0	2.0	1828	$2,400	$1.31	25d	1	1.03mi
3908 Sunset Rd Lehigh Acres, FL	4.0	2.5	1815	$2,450	$1.35	25d	1	1.07mi
5210 2nd St W Lehigh Acres, FL	4.0	2.0	1612	$1,740	$1.08	25d	1	1.08mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.13mi
3904 20th St W Lehigh Acres, FL	4.0	2.0	1840	$3,200	$1.74	20d	1	1.17mi
1133 Ichabod Ave Lehigh Acres, FL	6.0	4.0	2376	$2,100	$0.88	25d	1	1.17mi
5227 3rd St W Lehigh Acres, FL	4.0	2.5	2102	$2,260	$1.08	25d	1	1.20mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	11d	1	1.22mi
910 Atherton Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	21d	1	1.23mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	1.26mi
5231 6th St W Lehigh Acres, FL	4.0	3.5	1801	$2,750	$1.53	25d	1	1.31mi
1005 Adeline Ave Lehigh Acres, FL	4.0	2.0	1819	$2,100	$1.15	4d	1	1.32mi

Listing history 9 events

1. 2026-06-22
   days on market $355,990 Active 849 DOM
2. 2026-06-17
   days on market $355,990 Active 845 DOM
3. 2026-06-16
   days on market $355,990 Active 844 DOM
4. 2026-06-16
   days on market $355,990 Active 843 DOM
5. 2026-06-13
   days on market $355,990 Active 841 DOM
6. 2026-06-09
   days on market $355,990 Active 837 DOM
7. 2026-06-07
   pricedays on market $355,990 Active 835 DOM
8. 2026-06-01
   days on market $418,265 Active 829 DOM
9. 2026-06-01
   days on market $418,265 Active 828 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,662
• − Mortgage interest: −$19,941
• − Property taxes: −$5,340
• − Insurance: −$1,780
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$10,356
• Taxable loss: −$11,661
• Est. tax savings @ 24.0%: +$2,799
• After-tax cash flow: $-2,501/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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