241 Novia Ave S · Lehigh Acres, FL 33974

$325,000

4 bd · 3.0 ba · 1,714 sqft · Land · 75 Days on market

Built 2026 0.26 ac lot

---

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 +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.3/5.0
• DSCR +1.2/10.0

Listing remarks MLS

1/4 acre lot in Lehigh Acres. Midway from Route 80 and Route 82.

Key facts

• Outdoor entertaining
• 0.26 acre lot
• 2 garage spots

Tags

• LARGE PORCELAIN TILE FLOORING
• DIRECT ACCESS TO BACKYARD
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Other: New construction
• HOA & community: No HOA maintenance or amenities; Community type: Non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant windows and doors
• Utilities: Well water with softener; Septic sewer; Cable available
• Home design: Single-family residence; 1 story (ranch) traditional design; Rear exposure faces east; Residential property in Lehigh Acres
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows; Impact resistant doors; Wooded area view; Public road access; Regular lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bathrooms: 2 masters with dual sinks and shower-only configurations
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Pantry; Tray ceiling; Great room; Split bedroom floor plan; Breakfast bar; Breakfast room; Eat-in kitchen; Formal dining; Dining area in family room; Dining area in living room; Open porch/lanai; Guest bath; Home office; Unfurnished; Smoke detector
• Laundry & utility: Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (31.1% below list).
• Recommended offer: $224k (31.1% 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 ($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 75 days — a 6% lower offer ($306k) 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 $12k; list at $325k implies a 2726% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,896 (31.1% 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 75 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.1

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $140,081
• Equity at exit: $292,786

10-year hold

• IRR: 17.1%
• Equity multiple: 5.67×
• Total profit: $424,737
• 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: 2460
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-477

Break-even live

Break-even rent $2,843

Max offer price $255,945

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

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	2d	1	0.17mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	2d	1	0.19mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	1d	1	0.24mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	1d	1	0.25mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	1d	1	0.47mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	23d	1	0.59mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	23d	1	0.65mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.80mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.95mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	3d	1	1.02mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	1d	1	1.04mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.14mi
18 Scott Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	1d	1	1.17mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	13d	1	1.25mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	15d	1	1.37mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	19d	1	1.42mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	23d	1	1.42mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	23d	1	1.47mi

Listing history 17 events

1. 2026-06-17
   days on market $325,000 Active 75 DOM
2. 2026-06-16
   days on market $325,000 Active 74 DOM
3. 2026-06-15
   days on market $325,000 Active 73 DOM
4. 2026-06-13
   days on market $325,000 Active 71 DOM
5. 2026-06-10
   days on market $325,000 Active 68 DOM
6. 2026-06-09
   days on market $325,000 Active 67 DOM
7. 2026-06-07
   days on market $325,000 Active 65 DOM
8. 2026-06-03
   days on market $325,000 Active 61 DOM
9. 2026-06-02
   days on market $325,000 Active 60 DOM
10. 2026-06-01
    days on market $325,000 Active 59 DOM
11. 2026-06-01
    days on market $325,000 Active 58 DOM
12. 2026-04-03
    listed $325,000 Active
13. 2022-03-21
    soldstatus $11,500 Closed 64-char remark

    Show marketing remark (64 chars)

    1/4 acre lot in Lehigh Acres. Midway from Route 80 and Route 82.

14. 2022-03-01
    status Pending 64-char remark

    Show marketing remark (64 chars)

    1/4 acre lot in Lehigh Acres. Midway from Route 80 and Route 82.

15. 2021-12-28
    listed $12,500 Active 64-char remark

    Show marketing remark (64 chars)

    1/4 acre lot in Lehigh Acres. Midway from Route 80 and Route 82.

16. 2021-10-25
    historical
17. 2021-06-25
    listed $13,900 Active

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $26,868
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$9,455
• Taxable loss: −$11,591
• Est. tax savings @ 24.0%: +$2,782
• After-tax cash flow: $-2,945/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

+2238.1% since first listed

6 events — show timeline

• 2026-04-03 Listed $325,000 BEARMLS
• 2022-03-21 Sold (MLS) $11,500 FORTMLS
• 2022-03-01 Pending — FORTMLS
• 2021-12-28 Listed $12,500 FORTMLS
• 2021-10-25 Listing Removed — FORTMLS
• 2021-06-25 Listed $13,900 FORTMLS

Property tax history

+18.9%/yr

Latest (2022): $285 · +8.5% YoY. Source: county tax records.