1109 Cumming St E · Lehigh Acres, FL 33974

$325,000

3 bd · 2.0 ba · 1,357 sqft · Land · 116 Days on market

Built 2025 0.33 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
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Oversize lot ready for you to build your dream home!

Key facts

• Ceiling fans
• Natural light
• Oversized lot

Tags

• OVERSIZED LOT
• STAINLESS-STEEL APPLIANCES
• NATURAL LIGHT
• CEILING FANS
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee: $0; Association covers road maintenance and street lights; Non-gated community

Exterior

• Parking: Attached garage with 2 covered spaces; Garage door opener
• Security: Smoke detector(s); Security/high impact doors
• Utilities: Well water; Private sewer / septic tank; Cable not available
• Home design: Single-story home; New construction; North-facing; Entry level: 1
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Security/high impact doors; Open porch; Porch; Smoke detectors; Oversized lot; Paved road; South exposure

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Water purifier; Water softener; Kitchen island; Eat-in kitchen; Pantry; Walk-in pantry
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Tray ceilings; Dual sinks; Eat-in kitchen; Family/dining room; Kitchen island; Living/dining room layout; Pantry; Separate shower (shower only); Walk-in pantry; Split bedrooms; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-686 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (39.2% below list).
• Recommended offer: $197k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% 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); 2476 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% 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 + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($296k) 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 $18k; list at $325k implies a 1706% 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 $197,472 (39.2% 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 116 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 13.7

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: 17.2%
• Equity multiple: 2.40×
• Total profit: $127,556
• Equity at exit: $292,786

10-year hold

• IRR: 15.8%
• Equity multiple: 5.39×
• Total profit: $399,687
• Equity at exit: $631,404

Cash invested: $91,000 (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: 2476
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-686

Break-even live

Break-even rent $2,843

Max offer price $225,739

Occupancy floor —

Sensitivity live

Price	-10% $-461	-5% $-574	+0% $-686	+5% $-798	+10% $-911
Rent	-10% $-842	-5% $-764	+0% $-686	+5% $-608	+10% $-530
Rate	-1.0pp $-522	-0.5pp $-603	base $-686	+0.5pp $-770	+1.0pp $-856

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.18mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.21mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	0.34mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	0.43mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	5d	1	0.50mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.52mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.52mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.55mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.62mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	0.66mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.70mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.72mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	0.78mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	3d	1	0.79mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.79mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	0.84mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	25d	1	0.86mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	5d	1	0.87mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	25d	1	0.93mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	25d	1	0.94mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.94mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	0.95mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	25d	1	0.97mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.99mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	1.00mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.03mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	1.06mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.12mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	1.12mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.13mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	1.13mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.14mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	1.15mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	1.16mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.26mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	1.29mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	1.34mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	1.34mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	1.40mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.43mi

Listing history 22 events

1. 2026-06-22
   days on market $325,000 Active 116 DOM
2. 2026-06-17
   days on market $325,000 Active 112 DOM
3. 2026-06-16
   days on market $325,000 Active 111 DOM
4. 2026-06-15
   days on market $325,000 Active 110 DOM
5. 2026-06-13
   days on market $325,000 Active 108 DOM
6. 2026-06-10
   days on market $325,000 Active 105 DOM
7. 2026-06-09
   days on market $325,000 Active 104 DOM
8. 2026-06-07
   days on market $325,000 Active 102 DOM
9. 2026-06-02
   days on market $325,000 Active 97 DOM
10. 2026-06-01
    days on market $325,000 Active 96 DOM
11. 2026-06-01
    days on market $325,000 Active 95 DOM
12. 2026-05-05
    price $325,000
13. 2026-05-05
    price $320,000
14. 2026-05-05
    price $325,000
15. 2026-05-05
    price $320,000
16. 2026-02-25
    listed $335,000 Active
17. 2026-02-06
    historical
18. 2025-11-19
    listed $339,000 Active
19. 2023-08-11
    soldstatus $18,000 Closed 52-char remark

    Show marketing remark (52 chars)

    Oversize lot ready for you to build your dream home!

20. 2023-07-31
    historical 52-char remark

    Show marketing remark (52 chars)

    Oversize lot ready for you to build your dream home!

21. 2023-07-28
    listed $19,500 52-char remark

    Show marketing remark (52 chars)

    Oversize lot ready for you to build your dream home!

22. 2021-11-23
    soldstatus $5,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $23,697
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$9,455
• Taxable loss: −$14,254
• Est. tax savings @ 24.0%: +$3,421
• After-tax cash flow: $-4,811/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

+6400.0% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $325,000 FORTMLS
• 2026-05-05 Price Changed $320,000 FORTMLS
• 2026-05-05 Price Changed $325,000 FORTMLS
• 2026-05-05 Price Changed $320,000 FORTMLS
• 2026-02-25 Listed $335,000 FORTMLS
• 2026-02-06 Listing Removed — FORTMLS
• 2025-11-19 Listed $339,000 FORTMLS
• 2023-08-11 Sold (MLS) $18,000 FORTMLS
• 2023-07-31 Listing Removed — FORTMLS
• 2023-07-28 Listed $19,500 FORTMLS
• 2021-11-23 Sold (Public Records) $5,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $501 · +11.1% YoY. Source: county tax records.