719 Ledge St · Lehigh Acres, FL 33972

$295,000

4 bd · 2.0 ba · 1,571 sqft · Land · 63 Days on market

Built 2026 10,001 sqft lot

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Be the first to call this beautiful 4 bedroom, 2 bathroom single-family home yours! Recently built, it features an open-concept design with a spacious kitchen overlooking the dining and living areas—perfect for gatherings and everyday living. The kitchen shines with white cabinetry, granite countertops, and brand-new stainless steel appliances. The large primary suite offers a relaxing retreat with dual closets, dual sinks, and a sleek tiled shower in the bathroom. With tile flooring throughout, this home blends modern style with easy maintenance. Don’t miss the opportunity to enjoy the comfort and convenience of new construction living! The appliances shown will be delivered at

Key facts

• Open-concept design
• Spacious kitchen
• Granite countertops

Tags

• OPEN-CONCEPT DESIGN
• SPACIOUS KITCHEN
• WHITE CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE PRIMARY SUITE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Septic tank sewer; Well water; Cable not available
• Home design: Single-story; Entry level: 1; North-facing
• Construction: New construction; Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high impact doors; Rectangular lot; Paved road access; South exposures

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Closet cabinetry; Family/Dining room; Kitchen island; Living/Dining room; Pantry; Separate shower; Shower only; Walk-in closet(s); Split bedrooms; Single hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (25.2% below list).
• Recommended offer: $221k (25.2% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $295k implies a 621% 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; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,584 (25.2% 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 63 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.26×
• Total profit: $-61,335
• Equity at exit: $43,985

10-year hold

• IRR: -9.8%
• Equity multiple: 0.34×
• Total profit: $-54,780
• Equity at exit: $25,506

Cash invested: $82,600 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,206 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-296

Break-even live

Break-even rent $2,581

Max offer price $252,159

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	0.35mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	3d	1	0.40mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.44mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	23d	1	0.59mi
575 Oakshire Ln Lehigh Acres, FL	3.0	2.0	1143	$2,000	$1.75	23d	1	0.59mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.63mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	23d	1	0.65mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	23d	1	0.66mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	0.66mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	23d	1	0.71mi
1912 Tanager Ave Lehigh Acres, FL	4.0	2.5	2054	$1,995	$0.97	3d	1	0.80mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	0.89mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.93mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	0.97mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	0.97mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	0.98mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	0.98mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	3d	1	1.02mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	1.03mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	1.07mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.11mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	23d	1	1.14mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	1.15mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	1.15mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	1.20mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	1.22mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	1.23mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	1.36mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	3d	1	1.36mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	1.36mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.37mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	1.40mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	1.40mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	1.41mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	1.46mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	23d	1	1.46mi

Listing history 16 events

1. 2026-06-16
   status $295,000 Pending 63 DOM
2. 2026-06-15
   days on market $295,000 Active 63 DOM
3. 2026-06-13
   days on market $295,000 Active 61 DOM
4. 2026-06-10
   days on market $295,000 Active 58 DOM
5. 2026-06-09
   days on market $295,000 Active 57 DOM
6. 2026-06-07
   days on market $295,000 Active 55 DOM
7. 2026-06-03
   days on market $295,000 Active 51 DOM
8. 2026-06-02
   days on market $295,000 Active 50 DOM
9. 2026-06-01
   days on market $295,000 Active 49 DOM
10. 2026-05-31
    days on market $295,000 Active 48 DOM
11. 2026-05-22
    price $305,000
12. 2026-04-13
    listed $310,000 Active
13. 2024-05-03
    soldstatus $40,928
14. 2021-03-23
    soldstatus $916,000
15. 2011-02-03
    soldstatus $1,477,100
16. 1998-06-23
    soldstatus $1,148,800

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $26,470
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$8,582
• Taxable loss: −$8,772
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-1,448/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

-73.5% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $305,000 FORTMLS
• 2026-04-13 Listed $310,000 FORTMLS
• 2024-05-03 Sold (Public Records) $40,928 Public Records
• 2021-03-23 Sold (Public Records) $916,000 Public Records
• 2011-02-03 Sold (Public Records) $1,477,100 Public Records
• 1998-06-23 Sold (Public Records) $1,148,800 Public Records

Property tax history

+18.4%/yr

Latest (2025): $405 · +13.1% YoY. Source: county tax records.