4700 Dora Ave S · Lehigh Acres, FL 33974

$325,000

3 bd · 2.0 ba · 1,386 sqft · Land · 163 Days on market

Built 2026 0.28 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 +5.7/30.0
• 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 +0.1/10.0

Listing remarks MLS

BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

Key facts

• Premium corner lot
• Oversized canal
• Spacious rear porch

Tags

• PREMIUM CORNER LOT
• OVERSIZED CANAL
• SPACIOUS REAR PORCH

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee includes trash; Non-gated community

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Security/high-impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Faces east; Entry level: ground floor
• Construction: Block, concrete and stucco construction; Shingle roof; Oversized lot; Lot dimensions approximately 96 x 136 x 98 x 136; Exposed to the west
• Exterior features: Security/high-impact doors; Room for pool; Open porch

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Eat-in kitchen; Family/dining room; Living/dining room; Walk-in closet(s); Dual sinks; Unfurnished; Single hung windows; Impact glass windows; Tile flooring
• 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 $-738 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (38.7% below list).
• Recommended offer: $199k (38.7% 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; 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 163 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $15k; list at $325k implies a 2067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,301 (38.7% 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 163 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 13.6

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $124,231
• Equity at exit: $292,786

10-year hold

• IRR: 15.5%
• Equity multiple: 5.31×
• Total profit: $392,486
• 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: 13.6×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-738

Break-even live

Break-even rent $2,927

Max offer price $218,213

Occupancy floor —

Sensitivity live

Price	-10% $-513	-5% $-626	+0% $-738	+5% $-850	+10% $-963
Rent	-10% $-895	-5% $-817	+0% $-738	+5% $-659	+10% $-581
Rate	-1.0pp $-574	-0.5pp $-655	base $-738	+0.5pp $-822	+1.0pp $-908

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
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.08mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.11mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.29mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	0.40mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	5d	1	0.42mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.50mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	0.54mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	0.56mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	5d	1	0.56mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.58mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.63mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	0.63mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.69mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.69mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	12d	1	0.69mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.76mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	0.80mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	0.80mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.83mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.87mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	1.00mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	1.01mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	1.03mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	1.03mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	1.04mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	1.07mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.09mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	1.09mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	1.09mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.09mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	1.09mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	1.09mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	1.13mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	1.17mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	1.19mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	5d	1	1.19mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	25d	1	1.19mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	25d	1	1.22mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	25d	1	1.22mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	5d	1	1.25mi

Listing history 21 events

1. 2026-06-22
   days on market $325,000 Active 163 DOM
2. 2026-06-17
   days on market $325,000 Active 159 DOM
3. 2026-06-16
   days on market $325,000 Active 158 DOM
4. 2026-06-15
   days on market $325,000 Active 157 DOM
5. 2026-06-13
   days on market $325,000 Active 155 DOM
6. 2026-06-10
   days on market $325,000 Active 152 DOM
7. 2026-06-09
   days on market $325,000 Active 151 DOM
8. 2026-06-07
   days on market $325,000 Active 149 DOM
9. 2026-06-02
   days on market $325,000 Active 144 DOM
10. 2026-06-01
    days on market $325,000 Active 143 DOM
11. 2026-06-01
    days on market $325,000 Active 142 DOM
12. 2026-01-09
    listed $325,000 Active
13. 2022-01-03
    soldstatus $15,000
14. 2021-12-31
    soldstatus $15,000 Closed 476-char remark

    Show marketing remark (476 chars)

    BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

15. 2021-12-29
    status Pending 476-char remark

    Show marketing remark (476 chars)

    BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

16. 2021-11-17
    price $15,000 476-char remark

    Show marketing remark (476 chars)

    BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

17. 2021-11-03
    status Active 476-char remark

    Show marketing remark (476 chars)

    BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

18. 2021-11-03
    status Pending 476-char remark

    Show marketing remark (476 chars)

    BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

19. 2021-10-01
    listed $19,900 Active 476-char remark

    Show marketing remark (476 chars)

    BEST LOT VALUE IN ZIP CODE 33976 in LEHIGH ACRES! Build your dream home on an oversize 91'x134' lot in a convenient location. Several native oaks and palm trees are on the property. Northside of lot borders drainage canal - enjoy seasonal fishing and privacy! Several new homes are being built on this street and nearby (see photos). No assessments. Location close to SR-82, schools, shops, Fort Myers, I-75, and RSW International airport, Immokalee & East Naples areas.

20. 2005-03-07
    soldstatus $25,000
21. 2005-02-15
    soldstatus $25,000 27-char remark

    Show marketing remark (27 chars)

    Seller Will Pay Title Fees.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $23,916
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$2,422
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$9,455
• Taxable loss: −$14,868
• Est. tax savings @ 24.0%: +$3,568
• After-tax cash flow: $-5,288/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

+1200.0% since first listed

10 events — show timeline

• 2026-01-09 Listed $325,000 FORTMLS
• 2022-01-03 Sold (Public Records) $15,000 Public Records
• 2021-12-31 Sold (MLS) $15,000 FORTMLS
• 2021-12-29 Pending — FORTMLS
• 2021-11-17 Price Changed $15,000 FORTMLS
• 2021-11-03 Relisted — FORTMLS
• 2021-11-03 Pending — FORTMLS
• 2021-10-01 Listed $19,900 FORTMLS
• 2005-03-07 Sold (Public Records) $25,000 Public Records
• 2005-02-15 Sold (MLS) $25,000 FORTMLS

Property tax history

+19.6%/yr

Latest (2025): $544 · +11.3% YoY. Source: county tax records.