12210 Dakota Ridge Pl · Lehigh Acres, FL 33974

$339,999

5 bd · 3.0 ba · 2,279 sqft · SingleFamily public records · 30 Days on market

Built 2023 5,227 sqft lot Est $319k · 7% over $200/mo HOA · 8% of rent ↓ 4% since listing

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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
• Cash flow +6.3/30.0
• ARV discount +4.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• DSCR +0.6/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Priced to sell! Won’t last long!! Welcome to your dream home in the highly desirable gated community of Lennar at 12210 Dakota Ridge Place in Lehigh Acres. Built in 2023, this beautifully maintained and no-longer-available “Boston” model beings the best combination of modern comfort, family-friendly space, and peaceful waterfront living. This spacious two-story home features 5 bedrooms and 2.5 bathrooms with an open-concept downstairs layout designed for both entertaining and everyday living. The first floor includes a welcoming sitting area, dining space, large kitchen, laundry room, and attached

Key facts

• Gated community
• Private pool
• Water views

Tags

• GATED COMMUNITY
• PRIVATE POOL
• WATER VIEWS
• SCREENED METAL ENCLOSURE
• GENEROUS LOFT AREA
• ATTACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.12 acres; Restrictions: Architectural and Endangered Species
• HOA & community: Mandatory HOA with professional management; HOA fee $200 monthly (total annual recurring fees $2,400); HOA maintains lawn/land; Gated community; Community amenities include clubhouse, community pool, exercise room, playground, community park, BBQ/picnic area, internet access, streetlights, and underground utilities

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant doors and windows
• Utilities: Central sewer; Water assessment paid; Cable available
• Home design: Single-family residence; 2-story; Rear exposure faces west; Residential property in Savanna Lakes
• Construction: Built in 2023; Concrete block construction; Stucco and vinyl siding exterior; Shingle roof
• Exterior features: Patio; Below-ground screened private pool; Impact resistant windows and doors; Across from waterfront; Lake view; Canal width 31–80

Interior

• Kitchen: Range; Dishwasher; Pantry
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Foyer; Pantry; Smoke detectors; Walk-in closet; Window coverings; Great room floor plan; 2-story layout; 10 total rooms; Loft; Open porch/lanai; Screened lanai/porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-600 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (24.5% below list).
• Recommended offer: $234k (31.2% below list) — sets the bar for cash-flow.

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; 24 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 43% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $233,925 (31.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.57%
• DSCR: 0.66
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $319,060
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11926 Savanna Lakes Blvd	0.49mi	4/3.0 (-1)	2,174 (-5%)	1mo	$305,000	$140	64
11893 Savanna Lakes Blvd	0.57mi	4/3.0 (-1)	2,174 (-5%)	2mo	$299,000	$138	59
19755 Garden Ridge Ct	0.47mi	5/2.5	2,112 (-7%)	11mo	$270,000	$128	55
12462 Amber Waves Rd	0.21mi	4/2.0 (-1)	1,941 (-15%)	18mo	$350,000	$180	42

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $139,616
• Equity at exit: $306,298

10-year hold

• IRR: 16.3%
• Equity multiple: 5.50×
• Total profit: $428,169
• Equity at exit: $660,543

Cash invested: $95,200 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$504 /mo · $6,044/yr
• Insurance: −$142
• HOA: −$200
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-600

Break-even live

Break-even rent $3,327

Max offer price $233,925

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	23d	1	0.01mi
19972 Green Pasture Rd Lehigh Acres, FL	5.0	2.5	2959	$3,000	$1.01	21d	1	0.15mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	23d	1	0.16mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	23d	1	0.16mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	23d	1	0.16mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	19d	1	0.16mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	23d	1	0.21mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	15d	1	0.24mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	15d	1	0.24mi
11902 Savanna Lakes Blvd Lehigh Acres, FL	6.0	3.0	3041	$2,750	$0.90	15d	1	0.58mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	0.60mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	21d	1	0.64mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	23d	1	0.81mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	15d	1	0.81mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	1d	1	0.88mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	23d	1	0.91mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.92mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	23d	1	0.96mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	23d	1	0.99mi
19525 Fairhill Ct Lehigh Acres, FL	6.0	3.0	2463	$2,499	$1.01	23d	1	1.03mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	10d	1	1.11mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	23d	1	1.36mi
10601 Crossback Ln Lehigh Acres, FL	5.0	3.0	2634	$2,800	$1.06	23d	1	1.41mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	11d	1	1.41mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: watersecurity

Listing history 25 events

1. 2026-06-17
   days on market $339,999 Active 30 DOM
2. 2026-06-16
   days on market $339,999 Active 29 DOM
3. 2026-06-15
   days on market $339,999 Active 28 DOM
4. 2026-06-13
   days on market $339,999 Active 26 DOM
5. 2026-06-10
   days on market $339,999 Active 23 DOM
6. 2026-06-09
   days on market $339,999 Active 22 DOM
7. 2026-06-08
   days on market $339,999 Active 21 DOM
8. 2026-06-07
   days on market $339,999 Active 20 DOM
9. 2026-06-03
   days on market $339,999 Active 16 DOM
10. 2026-06-02
    days on market $339,999 Active 15 DOM
11. 2026-06-01
    days on market $339,999 Active 14 DOM
12. 2026-06-01
    price $339,999 Active 13 DOM
13. 2026-05-31
    days on market $344,000 Active 13 DOM
14. 2026-05-18
    listed $349,999 Active
15. 2026-04-30
    historical
16. 2026-04-08
    listed $2,500
17. 2026-03-22
    price $390,000
18. 2026-03-06
    price $399,000
19. 2026-02-26
    price $417,000
20. 2025-10-22
    price $419,999
21. 2025-10-01
    listed $428,000 Active
22. 2025-08-31
    historical
23. 2025-04-15
    price $429,999
24. 2025-01-28
    listed $440,000 Active
25. 2023-09-15
    soldstatus $363,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $6,044 · $504/mo
• Projected year-2 tax: $6,044 · $504/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,804
• − Mortgage interest: −$19,045
• − Property taxes: −$6,044
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − HOA: −$2,400
• − Depreciation: −$9,891
• Taxable loss: −$13,206
• Est. tax savings @ 24.0%: +$3,169
• After-tax cash flow: $-4,036/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

-3.7% since first listed

12 events — show timeline

• 2026-05-18 Listed $349,999 NAPLESMLS
• 2026-04-30 Listing Removed — FORTMLS
• 2026-04-08 Listed for Rent $2,500 TENANTTURNER2
• 2026-03-22 Price Changed $390,000 FORTMLS
• 2026-03-06 Price Changed $399,000 FORTMLS
• 2026-02-26 Price Changed $417,000 FORTMLS
• 2025-10-22 Price Changed $419,999 FORTMLS
• 2025-10-01 Listed $428,000 FORTMLS
• 2025-08-31 Listing Removed — FORTMLS
• 2025-04-15 Price Changed $429,999 FORTMLS
• 2025-01-28 Listed $440,000 FORTMLS
• 2023-09-15 Sold (Public Records) $363,300 Public Records

Property tax history

+179.6%/yr

Latest (2025): $6,044 · +13.3% YoY. Source: county tax records.