716 Castlestone Ave S · Lehigh Acres, FL 33974

$309,000

4 bd · 2.0 ba · 1,671 sqft · Land · 175 Days on market

Built 2025 10,001 sqft 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 +7.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Explore this stunning partially cleared vacant lot in Lehigh Acres. Situated in a rapidly developing area, this parcel is a rare find that won't stay on the market for long. Positioned in a non-flood zone (X) and boasting a serene western view from the rear, this tranquil street is a limited-time opportunity. Seize the chance and secure this hidden gem before it slips away.

Key facts

• Quartz countertops
• High-end lighting
• New construction

Tags

• NEW CONSTRUCTION
• IMPACT RESISTANCE GLASS DOORS
• PORCELAIN TILE
• QUARTZ COUNTERTOPS
• HIGH-END LIGHTING
• MULTI TRAY CEILINGS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Elevator in community; No association fee listed

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: High-impact doors; Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home (1 story); New construction; Faces east; West exposure
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Room for a pool; Open porch; Porch; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: Den (flex room that can be used as a bedroom)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; Dual sinks; Eat-in kitchen; French doors/atrium doors; Living/dining room; Pantry; Shower only with separate shower; Walk-in closets; Split bedroom floorplan; Single-hung windows with impact glass; French doors; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry tub; Indoor laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $309k.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (30.4% below list).
• Recommended offer: $215k (30.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $60k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $309k implies a 1445% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,148 (30.4% 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 175 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 12.0

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: 19.2%
• Equity multiple: 2.55×
• Total profit: $134,264
• Equity at exit: $278,372

10-year hold

• IRR: 17.2%
• Equity multiple: 5.69×
• Total profit: $405,984
• Equity at exit: $600,319

Cash invested: $86,520 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-436

Break-even live

Break-even rent $2,703

Max offer price $245,946

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	21d	1	0.22mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	2d	1	0.31mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	0.31mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	0.31mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	0.32mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	21d	1	0.33mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	0.37mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	21d	1	0.41mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.50mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	0.51mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	23d	1	0.53mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	23d	1	0.55mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.64mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	0.71mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	23d	1	0.71mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	19d	1	0.73mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	0.73mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	23d	1	0.73mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	19d	1	0.73mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	15d	1	0.77mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	23d	1	0.80mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	23d	1	0.80mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.87mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	3d	1	0.91mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	23d	1	0.92mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	23d	1	0.94mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.95mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	14d	1	0.96mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	15d	1	0.99mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	0.99mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	1.02mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	10d	1	1.04mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	1d	1	1.04mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	14d	1	1.10mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	23d	1	1.10mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	23d	1	1.11mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.12mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	23d	1	1.13mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	23d	1	1.14mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.14mi

Listing history 24 events

1. 2026-06-17
   days on market $309,000 Active 175 DOM
2. 2026-06-16
   days on market $309,000 Active 174 DOM
3. 2026-06-15
   days on market $309,000 Active 173 DOM
4. 2026-06-13
   days on market $309,000 Active 171 DOM
5. 2026-06-10
   days on market $309,000 Active 168 DOM
6. 2026-06-09
   days on market $309,000 Active 167 DOM
7. 2026-06-07
   days on market $309,000 Active 165 DOM
8. 2026-06-02
   days on market $309,000 Active 160 DOM
9. 2026-06-01
   days on market $309,000 Active 159 DOM
10. 2026-06-01
    days on market $309,000 Active 158 DOM
11. 2026-05-04
    price $309,000
12. 2026-03-25
    price $368,000
13. 2026-03-10
    price $368,500
14. 2026-02-25
    status Active
15. 2026-02-11
    historical
16. 2026-02-11
    price $369,000
17. 2025-12-11
    status Active
18. 2025-12-11
    price $329,000
19. 2025-11-10
    historical
20. 2025-11-09
    listed $369,000 Active
21. 2024-04-25
    soldstatus $20,000
22. 2024-04-24
    soldstatus $20,000 Sold 376-char remark

    Show marketing remark (376 chars)

    Explore this stunning partially cleared vacant lot in Lehigh Acres. Situated in a rapidly developing area, this parcel is a rare find that won't stay on the market for long. Positioned in a non-flood zone (X) and boasting a serene western view from the rear, this tranquil street is a limited-time opportunity. Seize the chance and secure this hidden gem before it slips away.

23. 2024-03-21
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Explore this stunning partially cleared vacant lot in Lehigh Acres. Situated in a rapidly developing area, this parcel is a rare find that won't stay on the market for long. Positioned in a non-flood zone (X) and boasting a serene western view from the rear, this tranquil street is a limited-time opportunity. Seize the chance and secure this hidden gem before it slips away.

24. 2024-02-23
    listed $22,000 Active 376-char remark

    Show marketing remark (376 chars)

    Explore this stunning partially cleared vacant lot in Lehigh Acres. Situated in a rapidly developing area, this parcel is a rare find that won't stay on the market for long. Positioned in a non-flood zone (X) and boasting a serene western view from the rear, this tranquil street is a limited-time opportunity. Seize the chance and secure this hidden gem before it slips away.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,818
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$8,989
• Taxable loss: −$10,791
• Est. tax savings @ 24.0%: +$2,590
• After-tax cash flow: $-2,639/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

+1304.5% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $309,000 FORTMLS
• 2026-03-25 Price Changed $368,000 FORTMLS
• 2026-03-10 Price Changed $368,500 FORTMLS
• 2026-02-25 Relisted — FORTMLS
• 2026-02-11 Price Changed $369,000 FORTMLS
• 2026-02-11 Listing Removed — FORTMLS
• 2025-12-11 Relisted — FORTMLS
• 2025-12-11 Price Changed $329,000 FORTMLS
• 2025-11-10 Listing Removed — FORTMLS
• 2025-11-09 Listed $369,000 FORTMLS
• 2024-04-25 Sold (Public Records) $20,000 Public Records
• 2024-04-24 Sold (MLS) $20,000 NAPLESMLS
• 2024-03-21 Pending — NAPLESMLS
• 2024-02-23 Listed $22,000 NAPLESMLS

Property tax history

+18.1%/yr

Latest (2025): $442 · +28.9% YoY. Source: county tax records.