706 Canterbury Cir · Lehigh Acres, FL 33974

$330,000

3 bd · 2.0 ba · 2,661 sqft · SingleFamily public records · 59 Days on market

Built 1995 0.31 ac lot Est $495k · 33% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0

Listing remarks

* * * Huge Price Adjustment * * * Don't let this one pass you by. Seller Motivated, Bring all offers. Spacious 3-bedroom, 2-bath home with a 2-car garage, enclosed sunroom, situated on a generous . 33-acre lot and offering over 2,600 square feet of living space with high ceilings. The home features a large 14’ x 26’ kitchen, along with separate living, dining, and family rooms—perfect for both entertaining and everyday living. Vaulted ceilings enhance the living and dining areas, while the family room showcases a high ceiling for an open, airy feel. Enjoy the enclosed sunroom with surrounding windows and ceiling fans, creating a bright, relaxing space year-round. Ceil

Key facts

• Enclosed sunroom
• Cul-de-sac
• 0.31 acre lot

Tags

• ENCLOSED SUNROOM
• DEDICATED LAUNDRY ROOM
• CUL-DE-SAC

Property features AI

Finance

• Other: Property zoned RS-1; Total acreage approximately 1/4 to less than 1/2 acre (about 0.31 acre); Living area reported as 2,661 (source: public records); Building area total reported as 3,345 (source: public records)
• HOA & community: No HOA association indicated; Street lights in community

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fire hydrant; Underground utilities; Water connected; Sewer available
• Home design: Single family residence; One story; East facing; Homesteaded
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Enclosed rear porch/Florida room; Rear porch; Sliding doors; Private mailbox; Mature landscaping; Cul-de-sac lot; Landscaped; Oversized lot; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Open floor plan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments; Blinds; Drapes
• Laundry & utility: Inside laundry room; Washer; Dryer; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (33.4% below list).
• Recommended offer: $220k (33.4% 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+, 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: Mirror Lakes Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 1,228 students, 68% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); East Lee County High School (math 18% / reading 29%, grade F, #533 of 667 statewide, top 80%, 1,896 students, 61% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 59 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

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 $219,937 (33.4% 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 59 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $494,946
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
690 Milwaukee Blvd	0.31mi	3/3.0	2,286 (-14%)	1mo	$425,000	$186	57

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: 21.1%
• Equity multiple: 2.70×
• Total profit: $156,670
• Equity at exit: $297,290

10-year hold

• IRR: 18.6%
• Equity multiple: 6.01×
• Total profit: $462,497
• Equity at exit: $641,117

Cash invested: $92,400 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-259

Break-even live

Break-even rent $2,527

Max offer price $284,321

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-165	+0% $-259	+5% $-352	+10% $-445
Rent	-10% $-432	-5% $-345	+0% $-259	+5% $-172	+10% $-85
Rate	-1.0pp $-92	-0.5pp $-175	base $-259	+0.5pp $-344	+1.0pp $-431

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.29mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	0.47mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	0.55mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	0.70mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.75mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	25d	1	0.86mi
668 Chemstrand St E Lehigh Acres, FL	3.0	2.0	2388	$2,000	$0.84	25d	1	0.91mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	25d	1	0.98mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	21d	1	0.99mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	25d	1	0.99mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	1.05mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	5d	1	1.11mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	18d	1	1.12mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	1.12mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.13mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	1.14mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	1.14mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.14mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	25d	1	1.18mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	1.42mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	12d	1	1.46mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	5d	1	1.47mi

Listing history 14 events

1. 2026-06-22
   days on market $330,000 Active 59 DOM
2. 2026-06-17
   days on market $330,000 Active 55 DOM
3. 2026-06-16
   days on market $330,000 Active 54 DOM
4. 2026-06-15
   days on market $330,000 Active 53 DOM
5. 2026-06-13
   days on market $330,000 Active 51 DOM
6. 2026-06-10
   days on market $330,000 Active 48 DOM
7. 2026-06-09
   days on market $330,000 Active 47 DOM
8. 2026-06-08
   days on market $330,000 Active 46 DOM
9. 2026-06-07
   pricedays on market $330,000 Active 45 DOM
10. 2026-06-03
    days on market $370,000 Active 41 DOM
11. 2026-06-02
    days on market $370,000 Active 40 DOM
12. 2026-06-01
    days on market $370,000 Active 39 DOM
13. 2026-05-31
    days on market $370,000 Active 38 DOM
14. 2026-04-23
    listed $370,000 Active

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$1,203/yr (+$100/mo · 78.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $26,392
• − Mortgage interest: −$18,485
• − Property taxes: −$1,536
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$9,600
• Taxable loss: −$9,102
• Est. tax savings @ 24.0%: +$2,184
• After-tax cash flow: $-919/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

1 event — show timeline

• 2026-04-23 Listed $370,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2022): $1,536 · +5.9% YoY. Source: county tax records.