719 Almelia St E · Lehigh Acres, FL 33974

$330,000

3 bd · 2.0 ba · 1,539 sqft · Land · 42 Days on market

Built 2025 0.25 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
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0
• 1% rule +1.0/10.0

Listing remarks

Brand-New Construction | Sleek Modern Design | Southern Rear Exposure Welcome to this stunning new-construction home nestled in a quiet area of Lehigh Acres! This modern 3-bedroom, 2-bath residence combines elegant finishes with functional design for everyday living and entertaining. Step inside to discover glossy porcelain tile flooring throughout, soaring ceilings, and an abundance of natural light that complements the crisp, clean aesthetic. The open-concept kitchen features white shaker cabinetry, quartz countertops, pendant lighting, and a spacious breakfast bar—perfect for morning coffee or hosting friends. Sliding glass doors lead to a backyard with southern rear exposure, idea

Key facts

• New construction
• Modern design
• Soaring ceilings

Tags

• NEW CONSTRUCTION
• MODERN DESIGN
• SOUTHERN REAR EXPOSURE
• PORCELAIN TILE FLOORING
• SOARING CEILINGS
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Security: Smoke detector(s)
• Utilities: Septic tank sewer; Well water; Cable not available
• Home design: Single-story; New construction; Faces south
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Security/high impact doors; Automatic sprinklers; Rectangular lot; Public maintained road; Lot faces south; Property exposure to the north; Irrigation from well

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Built-in features; Dual sinks; Eat-in kitchen; Family/dining room; Living/dining room; Pantry; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (39.8% below list).
• Recommended offer: $199k (39.8% 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+, 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $12k; list at $330k implies a 2650% 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 $198,578 (39.8% 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 42 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.74%
• DSCR: 0.79
• GRM: 13.8

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: 20.2%
• Equity multiple: 2.63×
• Total profit: $150,480
• Equity at exit: $297,290

10-year hold

• IRR: 18.0%
• Equity multiple: 5.88×
• Total profit: $450,634
• Equity at exit: $641,117

Cash invested: $92,400 (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: 13.8×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-365

Break-even live

Break-even rent $2,448

Max offer price $265,531

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-272	+0% $-365	+5% $-458	+10% $-552
Rent	-10% $-522	-5% $-443	+0% $-365	+5% $-287	+10% $-208
Rate	-1.0pp $-199	-0.5pp $-281	base $-365	+0.5pp $-450	+1.0pp $-537

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	23d	1	0.11mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	5d	1	0.19mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	0.25mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	25d	1	0.50mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	3d	1	0.59mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	0.64mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	0.64mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	0.76mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.77mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	0.78mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	0.81mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	25d	1	0.81mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.83mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	0.95mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.98mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	1.00mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.09mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	1.13mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.16mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	1.22mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	1.24mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	16d	1	1.25mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.31mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.32mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.32mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	1.33mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	1.35mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	16d	1	1.35mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	1.36mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	1.38mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.39mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	1.39mi

Listing history 29 events

1. 2026-06-22
   days on market $330,000 Active 42 DOM
2. 2026-06-17
   days on market $330,000 Active 38 DOM
3. 2026-06-16
   days on market $330,000 Active 37 DOM
4. 2026-06-15
   days on market $330,000 Active 36 DOM
5. 2026-06-13
   days on market $330,000 Active 34 DOM
6. 2026-06-10
   days on market $330,000 Active 31 DOM
7. 2026-06-09
   days on market $330,000 Active 30 DOM
8. 2026-06-08
   days on market $330,000 Active 29 DOM
9. 2026-06-07
   days on market $330,000 Active 28 DOM
10. 2026-06-03
    days on market $330,000 Active 24 DOM
11. 2026-06-02
    days on market $330,000 Active 23 DOM
12. 2026-06-01
    days on market $330,000 Active 22 DOM
13. 2026-05-31
    days on market $330,000 Active 21 DOM
14. 2026-05-04
    listed $330,000 Active
15. 2026-02-28
    historical
16. 2026-01-02
    price $315,000
17. 2025-12-07
    status Active
18. 2025-11-26
    status Pending
19. 2025-11-17
    status Active
20. 2025-09-10
    status Pending
21. 2025-08-11
    price $320,000
22. 2025-07-31
    historical
23. 2025-07-10
    price $330,000
24. 2025-06-17
    listed $365,000 Active
25. 2025-05-24
    listed $365,000 Active
26. 2022-01-21
    soldstatus $12,000
27. 2021-05-26
    soldstatus $9,500
28. 2021-02-04
    soldstatus $5,000
29. 1988-04-15
    soldstatus $8,600

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$1,951/yr (+$163/mo · 247.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $23,829
• − Mortgage interest: −$18,485
• − Property taxes: −$788
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$9,600
• Taxable loss: −$10,506
• Est. tax savings @ 24.0%: +$2,522
• After-tax cash flow: $-1,858/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

+3737.2% since first listed

16 events — show timeline

• 2026-05-04 Listed $330,000 FORTMLS
• 2026-02-28 Listing Removed — FORTMLS
• 2026-01-02 Price Changed $315,000 FORTMLS
• 2025-12-07 Relisted — FORTMLS
• 2025-11-26 Pending — FORTMLS
• 2025-11-17 Relisted — FORTMLS
• 2025-09-10 Pending — FORTMLS
• 2025-08-11 Price Changed $320,000 FORTMLS
• 2025-07-31 Listing Removed — MARMLS
• 2025-07-10 Price Changed $330,000 FORTMLS
• 2025-06-17 Listed $365,000 FORTMLS
• 2025-05-24 Listed $365,000 MARMLS
• 2022-01-21 Sold (Public Records) $12,000 Public Records
• 2021-05-26 Sold (Public Records) $9,500 Public Records
• 2021-02-04 Sold (Public Records) $5,000 Public Records
• 1988-04-15 Sold (Public Records) $8,600 Public Records

Property tax history

+49.5%/yr

Latest (2025): $788 · +108.6% YoY. Source: county tax records.