746 Milwaukee Blvd · Lehigh Acres, FL 33974

$329,900

3 bd · 3.0 ba · 1,718 sqft · SingleFamily public records · 77 Days on market

Built 1999 0.35 ac lot Est $359k · 8% under

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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).

• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.4/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Golf course and lake views . compare with other homes in area, this home is on city water and sewer with all assessments paid. Nicely manicured landscaping on 3/4 acre lot! This well maintained pool home is move in ready. Enjoy the expansive views as you enter the home or view from your family room. The large kitchen features an island and plenty of storage space. All bedrooms are spacious, master bedroom has asliding glass door to lanai. Master bath features his & her sinks. Oversized garage has space for your golfcart. The pool is heated and features a spill over waterfall. Outdoor shower has hot and cold water and there is an outside pool bath as well as pool storage. There is a screened front entry, new microwave, refrigerator & water heater. Compare this home with others in the area- Located in a nice community of homes, definitely worth seeing and best of all no maintenance fees to enjoy the views!

Key facts

• Pool bath
• Lake view
• Outdoor shower

Tags

• OUTDOOR SHOWER
• POOL BATH
• SEMI PRIVATE LAKE
• LAKE VIEW

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community with golf course access

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; North-facing entry; Resale property; Entry on level 1
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Deck; Porch; Lanai; Screened porch; Water feature; Private in-ground concrete pool with screen enclosure; Irrigation from well; Paved road access; Oversized lot; Lakefront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: High ceilings; Kitchen island; Dual sinks; Family/dining room; Living/dining room; Cable TV; Walk-in closet(s); Window treatments; Window coverings; Split bedrooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (36.3% below list).
• Recommended offer: $210k (36.3% 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 35% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $145k; list at $330k implies a 128% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,085 (36.3% 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 77 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $359,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
745 David Laird Ln	0.19mi	3/3.0	1,722 (+0%)	11mo	$550,000	$319	82
821 Frederick Reid St E	0.39mi	3/2.0	1,614 (-6%)	1mo	$315,000	$195	67
819 Frederick Reid St E	0.38mi	3/2.0	1,601 (-7%)	2mo	$299,000	$187	65
684 Kingsbury St E	0.64mi	4/3.0 (+1)	1,719 (+0%)	4mo	$380,000	$221	61
841 Bently St E	0.61mi	3/3.0	1,735 (+1%)	14mo	$395,000	$228	58
849 Bently St E	0.65mi	3/2.0	1,670 (-3%)	7mo	$300,000	$180	55
823 Hoosier St E	0.31mi	3/2.0	1,478 (-14%)	4mo	$325,000	$220	55
853 Frederick Reid St E	0.59mi	3/2.0	1,630 (-5%)	9mo	$339,900	$209	53
712 Clemwood Ave S	0.53mi	3/3.0	1,500 (-13%)	9mo	$318,000	$212	47
789 Bell Blvd S	0.69mi	4/2.0 (+1)	1,677 (-2%)	10mo	$80,000	$48	46
802 Kingsbury Ct	0.39mi	4/2.0 (+1)	1,500 (-13%)	7mo	$285,000	$190	46
734 Fleming Ave S	0.70mi	3/2.0	1,477 (-14%)	12mo	$289,990	$196	30

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $151,160
• Equity at exit: $297,200

10-year hold

• IRR: 18.0%
• Equity multiple: 5.89×
• Total profit: $451,323
• Equity at exit: $640,923

Cash invested: $92,372 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-349

Break-even live

Break-even rent $2,542

Max offer price $268,269

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	0.13mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	0.20mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	3d	1	0.42mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	14d	1	0.42mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	23d	1	0.55mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	23d	1	0.58mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	21d	1	0.59mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	23d	1	0.60mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	1d	1	0.63mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	21d	1	0.64mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	0.65mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.66mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	0.66mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	2d	1	0.66mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	0.66mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	14d	1	0.68mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.72mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.73mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	0.76mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	0.83mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	21d	1	0.83mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	19d	1	0.83mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	23d	1	0.84mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	23d	1	0.86mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	0.92mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	21d	1	0.93mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	0.93mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	0.94mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	23d	1	0.95mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.99mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.99mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	23d	1	1.02mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.04mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	1d	1	1.04mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	23d	1	1.07mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	23d	1	1.10mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	1.11mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	23d	1	1.18mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	1.19mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	15d	1	1.20mi

Listing history 15 events

1. 2026-06-17
   days on market $329,900 Active 77 DOM
2. 2026-06-16
   days on market $329,900 Active 76 DOM
3. 2026-06-15
   days on market $329,900 Active 75 DOM
4. 2026-06-13
   days on market $329,900 Active 73 DOM
5. 2026-06-10
   days on market $329,900 Active 70 DOM
6. 2026-06-09
   days on market $329,900 Active 69 DOM
7. 2026-06-07
   days on market $329,900 Active 67 DOM
8. 2026-06-03
   days on market $329,900 Active 63 DOM
9. 2026-06-02
   days on market $329,900 Active 62 DOM
10. 2026-06-01
    days on market $329,900 Active 61 DOM
11. 2026-06-01
    days on market $329,900 Active 60 DOM
12. 2026-03-15
    listed $329,900 Active
13. 2010-05-07
    soldstatus $145,000 929-char remark

    Show marketing remark (929 chars)

    Golf course and lake views . compare with other homes in area, this home is on city water and sewer with all assessments paid. Nicely manicured landscaping on 3/4 acre lot! This well maintained pool home is move in ready. Enjoy the expansive views as you enter the home or view from your family room. The large kitchen features an island and plenty of storage space. All bedrooms are spacious, master bedroom has asliding glass door to lanai. Master bath features his & her sinks. Oversized garage has space for your golfcart. The pool is heated and features a spill over waterfall. Outdoor shower has hot and cold water and there is an outside pool bath as well as pool storage. There is a screened front entry, new microwave, refrigerator & water heater. Compare this home with others in the area- Located in a nice community of homes, definitely worth seeing and best of all no maintenance fees to enjoy the views!

14. 2010-04-19
    price $155,000 929-char remark

    Show marketing remark (929 chars)

    Golf course and lake views . compare with other homes in area, this home is on city water and sewer with all assessments paid. Nicely manicured landscaping on 3/4 acre lot! This well maintained pool home is move in ready. Enjoy the expansive views as you enter the home or view from your family room. The large kitchen features an island and plenty of storage space. All bedrooms are spacious, master bedroom has asliding glass door to lanai. Master bath features his & her sinks. Oversized garage has space for your golfcart. The pool is heated and features a spill over waterfall. Outdoor shower has hot and cold water and there is an outside pool bath as well as pool storage. There is a screened front entry, new microwave, refrigerator & water heater. Compare this home with others in the area- Located in a nice community of homes, definitely worth seeing and best of all no maintenance fees to enjoy the views!

15. 1998-12-30
    listed $126,245

ⓘ 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: $1,693 · $141/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$1,045/yr (+$87/mo · 61.8%)

ⓘ 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 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: $25,210
• − Mortgage interest: −$18,480
• − Property taxes: −$1,693
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$9,597
• Taxable loss: −$10,242
• Est. tax savings @ 24.0%: +$2,458
• After-tax cash flow: $-1,728/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

+161.3% since first listed

4 events — show timeline

• 2026-03-15 Listed $329,900 FORTMLS
• 2010-05-07 Sold (MLS) $145,000 FORTMLS
• 2010-04-19 Price Changed $155,000 FORTMLS
• 1998-12-30 Listed $126,245 FORTMLS

Property tax history

+1.8%/yr

Latest (2022): $1,693 · +5.5% YoY. Source: county tax records.