1036 Cresthaven St · Lehigh Acres, FL 33974

$260,000

3 bd · 2.0 ba · 1,195 sqft · Land · 1 Days on market

Built 2026 10,624 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
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.3/5.0
• DSCR +1.2/10.0

Listing remarks MLS

Do not miss your opportunity to own this Beautiful Lot--- Build your dream home here! A very quiet neighborhood of Lehigh Acres with Northern rear exposure.

Key facts

• 0.24 acre lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (31.3% below list).
• Recommended offer: $179k (31.3% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $18k; list at $260k implies a 1344% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,550 (31.3% 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: 0.69% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 12.1

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $111,796
• Equity at exit: $234,229

10-year hold

• IRR: 17.0%
• Equity multiple: 5.66×
• Total profit: $339,252
• Equity at exit: $505,123

Cash invested: $72,800 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-386

Break-even live

Break-even rent $2,274

Max offer price $204,108

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-296	+0% $-386	+5% $-476	+10% $-566
Rent	-10% $-527	-5% $-457	+0% $-386	+5% $-316	+10% $-245
Rate	-1.0pp $-255	-0.5pp $-320	base $-386	+0.5pp $-454	+1.0pp $-522

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	0.30mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	0.31mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	0.51mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.53mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	0.74mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	0.77mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	0.77mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	16d	1	0.78mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	0.80mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	16d	1	0.82mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.82mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	15d	1	0.84mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	0.84mi
764 Santa Lucia Ave S Lehigh Acres, FL	2.0	1.0	777	$1,450	$1.87	3d	1	0.85mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.86mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	0.93mi
1129 Graystone Ave Lehigh Acres, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	0.94mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	15d	1	0.97mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	1.08mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	1.12mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	3d	1	1.13mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	21d	1	1.16mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.27mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	1.31mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	1.39mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	1.39mi
648 Sunflower Ave S Lehigh Acres, FL	2.0	1.0	777	$1,450	$1.87	3d	1	1.47mi
1092 Norton Ave S Lehigh Acres, FL	2.0	1.0	896	$1,450	$1.62	3d	1	1.50mi

Listing history 11 events

1. 2026-03-20
   status Pending
2. 2026-03-20
   listed $260,000 Active
3. 2024-12-10
   soldstatus $18,000
4. 2024-12-06
   soldstatus $18,000 Closed 156-char remark

   Show marketing remark (156 chars)

   Do not miss your opportunity to own this Beautiful Lot--- Build your dream home here! A very quiet neighborhood of Lehigh Acres with Northern rear exposure.

5. 2024-11-25
   status Pending 156-char remark

   Show marketing remark (156 chars)

   Do not miss your opportunity to own this Beautiful Lot--- Build your dream home here! A very quiet neighborhood of Lehigh Acres with Northern rear exposure.

6. 2024-11-18
   price $18,000 156-char remark

   Show marketing remark (156 chars)

   Do not miss your opportunity to own this Beautiful Lot--- Build your dream home here! A very quiet neighborhood of Lehigh Acres with Northern rear exposure.

7. 2024-11-18
   price $19,000 156-char remark

   Show marketing remark (156 chars)

   Do not miss your opportunity to own this Beautiful Lot--- Build your dream home here! A very quiet neighborhood of Lehigh Acres with Northern rear exposure.

8. 2024-10-30
   listed $40,000 Active 156-char remark

   Show marketing remark (156 chars)

   Do not miss your opportunity to own this Beautiful Lot--- Build your dream home here! A very quiet neighborhood of Lehigh Acres with Northern rear exposure.

9. 2024-10-16
   historical
10. 2024-09-18
    listed $21,000 Active
11. 2003-06-10
    soldstatus $9,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $21,426
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$7,564
• Taxable loss: −$9,330
• Est. tax savings @ 24.0%: +$2,239
• After-tax cash flow: $-2,396/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

+2526.3% since first listed

11 events — show timeline

• 2026-03-20 Pending — FORTMLS
• 2026-03-20 Listed $260,000 FORTMLS
• 2024-12-10 Sold (Public Records) $18,000 Public Records
• 2024-12-06 Sold (MLS) $18,000 FORTMLS
• 2024-11-25 Pending — FORTMLS
• 2024-11-18 Price Changed $18,000 FORTMLS
• 2024-11-18 Price Changed $19,000 FORTMLS
• 2024-10-30 Listed $40,000 FORTMLS
• 2024-10-16 Listing Removed — FORTMLS
• 2024-09-18 Listed $21,000 FORTMLS
• 2003-06-10 Sold (Public Records) $9,900 Public Records

Property tax history

+17.9%/yr

Latest (2025): $444 · +27.6% YoY. Source: county tax records.