56 Floyd Ave S · Lehigh Acres, FL 33976

$279,000

3 bd · 3.0 ba · 1,057 sqft · Land · 58 Days on market

Built 2025 10,541 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 +6.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

The land boasts a prime location with easy access to major roads, endless possibilities for development. Agents please view confidential remarks.

Key facts

• Modern design
• Centrally located
• Upgraded finishes

Tags

• MODERN DESIGN
• UPGRADED FINISHES
• IMPACT-RESISTANT WINDOWS
• CENTRALLY LOCATED
• EASY ACCESS TO I-75

Property features AI

Finance

• Other: Property located in Lehigh Acres development; Zoning: RS-1; Lot is regular; total area noted from architectural plans
• HOA & community: No HOA maintenance; No community amenities; Community type: See remarks

Exterior

• Parking: Attached garage; 1 assigned parking space; 1 garage space
• Security: Impact-resistant doors and windows
• Utilities: Well water with filter; Septic system; Natural gas available; Cable available
• Home design: Single-family residential; 1 story (ranch); Rear exposure facing south
• Construction: Concrete block construction; Built in 2025
• Exterior features: Stucco exterior; Impact resistant windows; Impact resistant doors; Shingle roof; Landscaped area view

Interior

• Kitchen: Island kitchen; Pantry; Dishwasher; Disposal; Self-cleaning oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Great room floor plan; Split bedroom layout; Pantry; Island; Laundry in residence; Unfurnished
• Laundry & utility: Washer and dryer included; Water treatment system (owned); Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $279k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (36.1% below list).
• Recommended offer: $178k (36.1% 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); 786 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).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $27k; list at $279k implies a 933% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $178,202 (36.1% 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 58 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 4.06%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 13.0

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: 17.9%
• Equity multiple: 2.45×
• Total profit: $113,616
• Equity at exit: $251,345

10-year hold

• IRR: 16.3%
• Equity multiple: 5.50×
• Total profit: $351,344
• Equity at exit: $542,036

Cash invested: $78,120 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-520

Break-even live

Break-even rent $2,441

Max offer price $203,710

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	0.05mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	0.21mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	23d	1	0.21mi
122 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$999	$1.28	23d	1	0.23mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	14d	1	0.23mi
142 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$1,499	$1.92	23d	1	0.28mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	16d	1	0.33mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	0.34mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	23d	1	0.34mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	23d	1	0.36mi
113 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	21d	1	0.36mi
142 Harry Ave S Lehigh Acres, FL	2.0	1.0	780	$1,100	$1.41	3d	1	0.37mi
142 Harry Ave S Lehigh Acres, FL	2.0	1.0	780	$1,100	$1.41	23d	1	0.37mi
207 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1151	$1,399	$1.22	3d	1	0.40mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	21d	1	0.44mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	23d	1	0.45mi
227 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	0.45mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.49mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	23d	1	0.49mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	0.50mi
214 Ichabod Ave Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	3d	1	0.55mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.56mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.57mi
151 Pine Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	3d	1	0.61mi
149 Pine Ln Lehigh Acres, FL	3.0	2.0	1196	$1,660	$1.39	3d	1	0.61mi
4716 Douglas Ln Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.63mi
4715 4th St W Lehigh Acres, FL	3.0	2.0	1445	$1,695	$1.17	23d	1	0.65mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	23d	1	0.66mi
123 Pine Ln Lehigh Acres, FL	3.0	2.0	1179	$1,499	$1.27	23d	1	0.67mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.68mi
117 Pine Ln Lehigh Acres, FL	3.0	2.0	1196	$1,850	$1.55	3d	1	0.69mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	0.73mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	23d	1	0.73mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	23d	1	0.75mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	0.79mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	3d	1	0.81mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	23d	1	0.82mi
127 John Ave S Lehigh Acres, FL	3.0	2.0	1161	$1,475	$1.27	3d	1	0.82mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	0.84mi
4807 5th St W Lehigh Acres, FL	4.0	2.0	1362	$1,755	$1.29	23d	1	0.84mi

Listing history 29 events

1. 2026-06-17
   days on market $279,000 Active 58 DOM
2. 2026-06-16
   days on market $279,000 Active 57 DOM
3. 2026-06-15
   days on market $279,000 Active 56 DOM
4. 2026-06-13
   days on market $279,000 Active 54 DOM
5. 2026-06-10
   days on market $279,000 Active 51 DOM
6. 2026-06-09
   days on market $279,000 Active 50 DOM
7. 2026-06-07
   days on market $279,000 Active 48 DOM
8. 2026-06-03
   days on market $279,000 Active 44 DOM
9. 2026-06-02
   days on market $279,000 Active 43 DOM
10. 2026-06-02
    price $279,000 Active 42 DOM
11. 2026-06-01
    days on market $286,000 Active 42 DOM
12. 2026-05-31
    days on market $286,000 Active 41 DOM
13. 2026-05-14
    price $286,000
14. 2026-04-20
    listed $287,000 Active
15. 2026-04-11
    historical
16. 2026-03-06
    price $289,900
17. 2026-02-17
    price $294,000
18. 2026-01-20
    price $296,000
19. 2025-11-20
    price $297,000
20. 2025-10-13
    listed $299,000 Active
21. 2024-03-01
    soldstatus $27,000
22. 2024-02-14
    soldstatus $27,000 Closed 145-char remark

    Show marketing remark (145 chars)

    The land boasts a prime location with easy access to major roads, endless possibilities for development. Agents please view confidential remarks.

23. 2024-02-07
    status Pending 145-char remark

    Show marketing remark (145 chars)

    The land boasts a prime location with easy access to major roads, endless possibilities for development. Agents please view confidential remarks.

24. 2024-02-02
    listed $28,000 Active 145-char remark

    Show marketing remark (145 chars)

    The land boasts a prime location with easy access to major roads, endless possibilities for development. Agents please view confidential remarks.

25. 2022-09-06
    historical
26. 2022-08-01
    price $34,900
27. 2022-08-01
    listed $29,900 Active
28. 2004-08-27
    soldstatus $17,500
29. 2004-08-20
    soldstatus $17,500

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $21,384
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$8,116
• Taxable loss: −$11,362
• Est. tax savings @ 24.0%: +$2,727
• After-tax cash flow: $-3,517/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

Price history

+1534.3% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $286,000 NAPLESMLS
• 2026-04-20 Listed $287,000 NAPLESMLS
• 2026-04-11 Listing Removed — NAPLESMLS
• 2026-03-06 Price Changed $289,900 NAPLESMLS
• 2026-02-17 Price Changed $294,000 NAPLESMLS
• 2026-01-20 Price Changed $296,000 NAPLESMLS
• 2025-11-20 Price Changed $297,000 NAPLESMLS
• 2025-10-13 Listed $299,000 NAPLESMLS
• 2024-03-01 Sold (Public Records) $27,000 Public Records
• 2024-02-14 Sold (MLS) $27,000 FORTMLS
• 2024-02-07 Pending — FORTMLS
• 2024-02-02 Listed $28,000 FORTMLS
• 2022-09-06 Listing Removed — FORTMLS
• 2022-08-01 Price Changed $34,900 FORTMLS
• 2022-08-01 Listed $29,900 FORTMLS
• 2004-08-27 Sold (Public Records) $17,500 Public Records
• 2004-08-20 Sold (MLS) $17,500 FORTMLS

Property tax history

+19.7%/yr

Latest (2025): $520 · +34.9% YoY. Source: county tax records.