3509 74th St W · Lehigh Acres, FL 33971

$274,999

3 bd · 2.0 ba · 1,328 sqft · Land · 2 Days on market

Built 2026 0.28 ac 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Archer II, a single-story home. This NEW home offers 3 bedrooms, 2 bathrooms, 2-Car Garage and an open-concept kitchen, dining, and great room leading to a brick paver patio. The primary master suite includes a walk-in closet and private bath with walk-in shower, while the other two bedrooms share a second bathroom. Other features include a laundry room, with washer and dryer hook up, Revwood plank flooring throughout and the latest in Smart Home technology. Your homesite comes fully sodded with automatic sprinkler system. These homes move quickly, so don’t miss out! Finishings may vary - images are representational only of the model home based in that community.

Key facts

• Open-concept kitchen
• Brick paver patio
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• BRICK PAVER PATIO
• WALK-IN CLOSET
• PRIVATE BATH
• WALK-IN SHOWER
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (25.9% below list).
• Recommended offer: $204k (25.9% 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); 1347 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $50k; list at $275k implies a 450% 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 $203,865 (25.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.10×
• Total profit: $-68,971
• Equity at exit: $41,003

10-year hold

• IRR: -41.0%
• Equity multiple: -0.39×
• Total profit: $-106,800
• Equity at exit: $23,777

Cash invested: $77,000 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-290

Break-even live

Break-even rent $2,406

Max offer price $233,047

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-195	+0% $-290	+5% $-385	+10% $-480
Rent	-10% $-451	-5% $-370	+0% $-290	+5% $-209	+10% $-129
Rate	-1.0pp $-151	-0.5pp $-220	base $-290	+0.5pp $-361	+1.0pp $-434

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	17d	1	0.10mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	25d	1	0.21mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	5d	1	0.25mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	13d	1	0.29mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.32mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	0.38mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	0.39mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.44mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.45mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.47mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	16d	1	0.50mi
6151 Hershey Ave Fort Myers, FL	3.0	2.0	1616	$2,100	$1.30	25d	1	0.63mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	0.73mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	5d	1	0.74mi
14680 Portico Blvd Fort Myers, FL	3.0	3.0	1850	$6,000	$3.24	25d	1	0.74mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	25d	1	0.74mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	23d	1	0.75mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	15d	1	0.75mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	16d	1	0.75mi
6064 Laurelwood Dr Fort Myers, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	0.80mi
14638 Cantabria Dr Fort Myers, FL	3.0	3.0	1849	$2,200	$1.19	25d	1	0.89mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	0.91mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	0.98mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	1.05mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	1.07mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	1.09mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	1.10mi
15423 Cemetery Rd Fort Myers, FL	3.0	2.0	1127	$1,495	$1.33	4d	1	1.12mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.12mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	5d	1	1.16mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	5d	1	1.19mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	1.23mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	23d	1	1.25mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	1.26mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	3d	1	1.33mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	1.33mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.34mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	1.34mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	1.36mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	3d	1	1.50mi

Listing history 5 events

1. 2026-03-19
   status Pending
2. 2026-03-17
   listed $274,999 Active
3. 2025-11-26
   soldstatus $50,000
4. 2024-10-11
   historical
5. 2023-10-11
   listed $30,000 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 1/10 Low FEMA zone X (unshaded) · 0% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,464
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$8,000
• Taxable loss: −$8,355
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $-1,474/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+816.7% since first listed

5 events — show timeline

• 2026-03-19 Pending — NAPLESMLS
• 2026-03-17 Listed $274,999 NAPLESMLS
• 2025-11-26 Sold (Public Records) $50,000 Public Records
• 2024-10-11 Listing Removed — FORTMLS
• 2023-10-11 Listed $30,000 FORTMLS

Property tax history

+17.8%/yr

Latest (2025): $414 · +9.8% YoY. Source: county tax records.