771 Courtland Ave S · Lehigh Acres, FL 33974

$350,000

3 bd · 2.0 ba · 1,569 sqft · Land · 49 Days on market

Built 2026 10,284 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).

• 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 +1.3/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Zoning: RS-1; Rectangular lot with dimensions approximately 80 x 125 x 80 x 125; Lot area approximately 0.2361 acre; Appraiser as lot size/dimensions source; Property condition: New Construction; Number of units on property: 1
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story home; New construction; Faces south; North exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Fence; Security/high-impact doors; Open porch; Porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Outdoor kitchen
• Bedrooms: Den; Great room
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Dual sinks; Combined living and dining area; Tub with shower; Walk-in closet(s); Split-bedroom floorplan; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-844 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (43.0% below list).
• Recommended offer: $199k (43.0% 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $11k; list at $350k implies a 3082% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $199,366 (43.0% 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 49 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.33%
• DSCR: 0.54
• GRM: 14.6

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: 16.4%
• Equity multiple: 2.34×
• Total profit: $131,066
• Equity at exit: $315,308

10-year hold

• IRR: 15.2%
• Equity multiple: 5.26×
• Total profit: $417,827
• Equity at exit: $679,973

Cash invested: $98,000 (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: 14.6×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-844

Break-even live

Break-even rent $3,062

Max offer price $227,904

Occupancy floor —

Sensitivity live

Price	-10% $-602	-5% $-723	+0% $-844	+5% $-965	+10% $-1,086
Rent	-10% $-1,001	-5% $-923	+0% $-844	+5% $-765	+10% $-686
Rate	-1.0pp $-668	-0.5pp $-755	base $-844	+0.5pp $-934	+1.0pp $-1,027

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	0.11mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.27mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.27mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	0.31mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	0.31mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	22d	1	0.34mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	22d	1	0.44mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.46mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.55mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.64mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.64mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.64mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.65mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	0.68mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	15d	1	0.68mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.72mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.72mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.75mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	0.77mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	0.77mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	0.79mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	4d	1	0.81mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.81mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.83mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	0.91mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	0.93mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	0.93mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	24d	1	0.95mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	1.09mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	24d	1	1.12mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.13mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	4d	1	1.13mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.13mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.13mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	1.15mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	1.16mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	1.17mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	1.18mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	12d	1	1.20mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	1.20mi

Listing history 18 events

1. 2026-06-17
   days on market $350,000 Active 49 DOM
2. 2026-06-16
   days on market $350,000 Active 48 DOM
3. 2026-06-15
   days on market $350,000 Active 47 DOM
4. 2026-06-13
   days on market $350,000 Active 45 DOM
5. 2026-06-10
   days on market $350,000 Active 42 DOM
6. 2026-06-09
   days on market $350,000 Active 41 DOM
7. 2026-06-08
   days on market $350,000 Active 40 DOM
8. 2026-06-07
   days on market $350,000 Active 39 DOM
9. 2026-06-03
   days on market $350,000 Active 35 DOM
10. 2026-06-02
    days on market $350,000 Active 34 DOM
11. 2026-06-01
    days on market $350,000 Active 33 DOM
12. 2026-05-31
    days on market $350,000 Active 32 DOM
13. 2026-04-29
    listed $350,000 Active
14. 2024-11-08
    soldstatus $11,000
15. 2024-11-04
    soldstatus $18,500 Sold 935-char remark

    Show marketing remark (935 chars)

    Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

16. 2024-10-23
    status Pending 935-char remark

    Show marketing remark (935 chars)

    Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

17. 2024-10-07
    price $18,500 935-char remark

    Show marketing remark (935 chars)

    Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

18. 2024-09-24
    listed $20,500 Active 935-char remark

    Show marketing remark (935 chars)

    Here's an excellent lot ready for you to build your dream home! It's one of the most affordable buildable lots in the area. If you crave peaceful country-style living without sacrificing city convenience, look no further. Nestled on a tranquil street with minimal traffic, this area is bustling with new construction. You'll find grocery stores, schools, and other amenities just a short distance away. For travelers, RSW Southwest International Airport is conveniently nearby. Explore exciting destinations like Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), and Hammond Stadium (Home of the Twins spring training). Nature lovers can enjoy nearby attractions such as Lehigh Acres Community Park North, Lehigh Acres Trailhead Park, and Lee County Manatee Park, offering paved trails, manatee sightings, an amphitheater, and kayak rentals. Experience the beauty of SW Florida living—it truly is paradise!

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,924
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$10,182
• Taxable loss: −$16,691
• Est. tax savings @ 24.0%: +$4,006
• After-tax cash flow: $-6,119/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

+1607.3% since first listed

6 events — show timeline

• 2026-04-29 Listed $350,000 FORTMLS
• 2024-11-08 Sold (Public Records) $11,000 Public Records
• 2024-11-04 Sold (MLS) $18,500 BEARMLS
• 2024-10-23 Pending — BEARMLS
• 2024-10-07 Price Changed $18,500 BEARMLS
• 2024-09-24 Listed $20,500 BEARMLS

Property tax history

+18.1%/yr

Latest (2025): $444 · +28.1% YoY. Source: county tax records.