732 Burns Ave S · Lehigh Acres, FL 33974

$279,900

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 44 Days on market

Built 2025

---

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
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

Key facts

• Quartz countertops
• Open concept kitchen
• New construction

Tags

• NEW CONSTRUCTION
• IMPACT WINDOWS AND DOORS
• PORCELAIN TILE FLOOR
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,050.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (29.8% below list).
• Recommended offer: $197k (29.8% 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; 24 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $196,562 (29.8% 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 44 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $261,050
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Gaylord Ave S	0.43mi	3/2.0	1,258 (+9%)	1mo	$264,900	$211	63
764 Downer Ave S	0.44mi	3/2.0	1,266 (+10%)	13mo	$320,000	$253	52
439 Behring St	0.60mi	3/2.0	1,291 (+12%)	15mo	$293,000	$227	39

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: 21.0%
• Equity multiple: 2.69×
• Total profit: $123,314
• Equity at exit: $235,175

10-year hold

• IRR: 18.5%
• Equity multiple: 5.97×
• Total profit: $363,131
• Equity at exit: $507,163

Cash invested: $73,094 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,369
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-206

Break-even live

Break-even rent $2,226

Max offer price $224,709

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-132	+0% $-206	+5% $-280	+10% $-353
Rent	-10% $-361	-5% $-283	+0% $-206	+5% $-128	+10% $-50
Rate	-1.0pp $-74	-0.5pp $-139	base $-206	+0.5pp $-273	+1.0pp $-342

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: $65,262
• Closing costs: $7,832
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	18d	1	0.20mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.26mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	0.32mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	0.56mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	0.67mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	4d	1	0.93mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	1.01mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	1.04mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	1.04mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	1.06mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	25d	1	1.10mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.12mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	1.14mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	1.15mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	1.18mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	1.18mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	1.19mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	1.29mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	1.30mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	1.37mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	23d	1	1.39mi
648 Sunflower Ave S Lehigh Acres, FL	2.0	1.0	777	$1,450	$1.87	5d	1	1.40mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	16d	1	1.46mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.49mi

Listing history 13 events

1. 2026-03-11
   status Pending
2. 2025-04-02
   soldstatus $279,900 Closed 877-char remark

   Show marketing remark (877 chars)

   Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

3. 2025-03-13
   status Pending

   Show marketing remark (877 chars)

   Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

4. 2025-03-13
   status Pending 877-char remark

   Show marketing remark (877 chars)

   Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

5. 2025-02-12
   price $279,900

   Show marketing remark (877 chars)

   Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

6. 2025-02-12
   price $279,900 877-char remark

   Show marketing remark (877 chars)

   Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

7. 2025-01-28
   listed $299,900 Active
8. 2025-01-18
   listed $299,900 Active 877-char remark

   Show marketing remark (877 chars)

   Motivated Seller, will help with closing costs, New Constrution 2025,!!!! No flood zone or HOA!!! ready to move in! Welcome to this stunning single family, 3 Bedrooms, 2 Bathrooms, Master Bedroom has door to exterior, easy to convert to mother inlaw suite, impact windows and doors, in the spacious kitchen, perfect for cooking and entertaining. The impact windows in ample natural light, provide added security and energy efficiency, Porcelain tile floor throughout whole house, stainless steel appliances, quartz countertops in the spacious kitchen, A rear patio/Lanai with exterior kitchen extends your living space outdoors, perfect for enjoying Florida’s beautiful weather, space to park your boat or RV, to expand, room for pool, sprinkler system, quiet neighborhood, close to schools, shopping. Don't miss out on the opportunity to make this exquisite home yours.

9. 2023-09-29
   soldstatus $17,300
10. 2023-09-25
    soldstatus $17,300 Closed 429-char remark

    Show marketing remark (429 chars)

    VACANT LOT IN FAST GROWING SOUGHT AFTER AREA IN LEHIGH ACRES WITH QUICK AND EASY ACCESS HOMESTEAD BL (1 STREET EAST OF HOMESTEAD) & SR 82 CORRIDOR FOR AN EASY AND FAST COMMUTE. Secure your lot BUILD THE HOME OF YOUR DREAMS OR simply buy a real asset! WESTERN EXPOSUROE ON THIS GEM TO ENJOY THE BEAUTIFUL SOUTHWEST FLORIDA SUNSETS. Take a look at this property before deciding. Enjoy the quiet country life you desire today.

11. 2023-09-09
    status Pending 429-char remark

    Show marketing remark (429 chars)

    VACANT LOT IN FAST GROWING SOUGHT AFTER AREA IN LEHIGH ACRES WITH QUICK AND EASY ACCESS HOMESTEAD BL (1 STREET EAST OF HOMESTEAD) & SR 82 CORRIDOR FOR AN EASY AND FAST COMMUTE. Secure your lot BUILD THE HOME OF YOUR DREAMS OR simply buy a real asset! WESTERN EXPOSUROE ON THIS GEM TO ENJOY THE BEAUTIFUL SOUTHWEST FLORIDA SUNSETS. Take a look at this property before deciding. Enjoy the quiet country life you desire today.

12. 2023-08-31
    soldstatus $20,000
13. 2023-08-29
    listed $17,900 Active 429-char remark

    Show marketing remark (429 chars)

    VACANT LOT IN FAST GROWING SOUGHT AFTER AREA IN LEHIGH ACRES WITH QUICK AND EASY ACCESS HOMESTEAD BL (1 STREET EAST OF HOMESTEAD) & SR 82 CORRIDOR FOR AN EASY AND FAST COMMUTE. Secure your lot BUILD THE HOME OF YOUR DREAMS OR simply buy a real asset! WESTERN EXPOSUROE ON THIS GEM TO ENJOY THE BEAUTIFUL SOUTHWEST FLORIDA SUNSETS. Take a look at this property before deciding. Enjoy the quiet country life you desire today.

ⓘ 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: $3,370 · $281/mo
• Projected year-2 tax: $3,370 · $281/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 3/10 Moderate
• 🌡 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: $23,587
• − Mortgage interest: −$14,623
• − Property taxes: −$3,370
• − Insurance: −$1,305
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$7,594
• Taxable loss: −$7,079
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $-770/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

+1463.7% since first listed

13 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2025-04-02 Sold (MLS) $279,900 FORTMLS
• 2025-03-13 Pending — Beaches MLS
• 2025-03-13 Pending — FORTMLS
• 2025-02-12 Price Changed $279,900 Beaches MLS
• 2025-02-12 Price Changed $279,900 FORTMLS
• 2025-01-28 Listed $299,900 Beaches MLS
• 2025-01-18 Listed $299,900 FORTMLS
• 2023-09-29 Sold (Public Records) $17,300 Public Records
• 2023-09-25 Sold (MLS) $17,300 FORTMLS
• 2023-09-09 Pending — FORTMLS
• 2023-08-31 Sold (Public Records) $20,000 Public Records
• 2023-08-29 Listed $17,900 FORTMLS

Property tax history

+42.8%/yr

Latest (2025): $3,370 · +764.0% YoY. Source: county tax records.