Queen Plan · Lehigh Acres, FL 33976

$304,000

4 bd · 2.0 ba · 1,802 sqft · SingleFamily · 523 Days on market

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Why this score? — see what drove the F 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 +4.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Introducing the Queen, a four-bedroom floor plan from our Value collection. Designed for privacy and comfort, this home features three bedrooms on one side while the Owner's Suite is situated on the other side. As you enter through the foyer, you'll notice the Great Room and Dining Area offers a seamless flow and abundant natural light from the sliding glass doors leading to the backyard. The kitchen, positioned at the back of the home, is conveniently adjacent to the dining room. With ample counterspace and cabinets, it provides the perfect setting for culinary endeavors and storage of all your essentials. The laundry room, located within the home, flows seamlessly into the two-car garage,

Key facts

• Digital thermostat
• Dining area
• Ample counterspace

Tags

• OWNER'S SUITE
• GREAT ROOM
• DINING AREA
• AMPLE COUNTERSPACE
• ENERGY-SMART FEATURES
• DIGITAL THERMOSTAT

Property features AI

Finance

• Financial info: List price $310000

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Plan named Queen; New construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1802

🏗️ New construction. The $304,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $392,836.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-938 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (26.0% below list).
• Recommended offer: $225k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 3.4% 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+, 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).
• This rent runs 37% 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 $42k of equity ($3k loan paydown + $39k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 523 days — a 12% lower offer ($268k) 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 $224,869 (26.0% 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 523 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.57% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.24%
• DSCR: 0.54
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $392,836
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4515 W 7th St St W	0.18mi	3/2.0 (-1)	1,676 (-7%)	0mo	$298,900	$178	75
52 Floyd Ave S	0.38mi	4/2.0	1,715 (-5%)	7mo	$374,900	$219	68
703 James Ave N	0.55mi	4/2.0	1,828 (+1%)	18mo	$353,640	$193	57
806 Champion Ave	0.70mi	3/2.0 (-1)	1,747 (-3%)	9mo	$380,000	$218	50
4914 7th St W	0.74mi	3/2.0 (-1)	1,892 (+5%)	3mo	$260,000	$137	49
101 Eric Ave N	0.56mi	3/2.0 (-1)	1,536 (-15%)	8mo	$360,000	$234	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $147,630
• Equity at exit: $353,898

10-year hold

• IRR: 15.3%
• Equity multiple: 5.27×
• Total profit: $470,010
• Equity at exit: $763,194

Cash invested: $109,994 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$2,060
• Tax est. 1.5%: −$491 /mo · $5,893/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-938

Break-even live

Break-even rent $3,436

Max offer price $257,057

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: $98,209
• Closing costs: $11,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Hightower Ave S Lehigh Acres, FL	3.0	2.0	2376	$1,800	$0.76	21d	1	0.36mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	23d	1	0.39mi
4715 4th St W Lehigh Acres, FL	3.0	2.0	1445	$1,695	$1.17	23d	1	0.39mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	23d	1	0.42mi
121 Homer Ave S Lehigh Acres, FL	3.0	2.0	2438	$1,800	$0.74	23d	1	0.43mi
4807 5th St W Lehigh Acres, FL	4.0	2.0	1362	$1,755	$1.29	23d	1	0.54mi
4320 12th St W Lehigh Acres, FL	3.0	2.0	1598	$1,650	$1.03	14d	1	0.56mi
4320 12th St W Lehigh Acres, FL	3.0	2.0	1598	$1,650	$1.03	14d	1	0.56mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	3d	1	0.60mi
1502 Scholar Ct Lehigh Acres, FL	3.0	2.0	1730	$2,400	$1.39	23d	1	0.63mi
4911 7th St W Lehigh Acres, FL	3.0	2.0	1420	$1,800	$1.27	3d	1	0.68mi
4707 Brixton Ct Lehigh Acres, FL	4.0	2.0	2199	$2,499	$1.14	3d	1	0.75mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.82mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	21d	1	0.90mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	23d	1	0.90mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	21d	1	0.91mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	23d	1	0.91mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.92mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.93mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	0.95mi
4903 Beauty St Lehigh Acres, FL	3.0	2.0	1777	$1,970	$1.11	3d	1	0.96mi
5003 Barth St Lehigh Acres, FL	3.0	2.0	1558	$1,816	$1.17	3d	1	0.96mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.97mi
4910 Bywood St Lehigh Acres, FL	3.0	2.0	1858	$2,750	$1.48	23d	1	0.98mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	0.99mi
1024 Chauncey Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	19d	1	1.00mi
4914 Bywood St Lehigh Acres, FL	3.0	2.0	1378	$2,250	$1.63	10d	1	1.00mi
3837 17th St W Lehigh Acres, FL	4.0	2.0	1871	$2,450	$1.31	23d	1	1.02mi
5215 Butte St Lehigh Acres, FL	4.0	2.0	1828	$2,400	$1.31	23d	1	1.03mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	23d	1	1.03mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	14d	1	1.05mi
4008 15th St W Lehigh Acres, FL	3.0	2.0	1317	$1,625	$1.23	14d	1	1.05mi
3908 Sunset Rd Lehigh Acres, FL	4.0	2.5	1815	$2,450	$1.35	23d	1	1.07mi
5210 2nd St W Lehigh Acres, FL	4.0	2.0	1612	$1,740	$1.08	23d	1	1.08mi
2052 Oxford Ridge Cir Lehigh Acres, FL	3.0	2.0	1741	$2,400	$1.38	23d	1	1.08mi
5032 Bristo St Lehigh Acres, FL	3.0	2.0	1692	$2,500	$1.48	23d	1	1.10mi
826 Adeline Ave Lehigh Acres, FL	3.0	2.0	1550	$1,920	$1.24	23d	1	1.10mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.13mi
3904 20th St W Lehigh Acres, FL	4.0	2.0	1840	$3,200	$1.74	19d	1	1.17mi
2280 Somerset Ridge Dr #204 Lehigh Acres, FL	3.0	2.0	1325	$1,650	$1.25	23d	1	1.20mi

Listing history 8 events

1. 2026-06-17
   days on market $304,000 Active 523 DOM
2. 2026-06-16
   days on market $304,000 Active 522 DOM
3. 2026-06-16
   days on market $304,000 Active 521 DOM
4. 2026-06-13
   pricedays on market $304,000 Active 519 DOM
5. 2026-06-09
   days on market $310,000 Active 515 DOM
6. 2026-06-07
   days on market $310,000 Active 513 DOM
7. 2026-06-01
   days on market $310,000 Active 507 DOM
8. 2026-06-01
   days on market $310,000 Active 506 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: $26,984
• − Mortgage interest: −$22,005
• − Property taxes: −$5,893
• − Insurance: −$1,964
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$11,428
• Taxable loss: −$18,623
• Est. tax savings @ 24.0%: +$4,469
• After-tax cash flow: $-6,791/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