518 Edward Hall Ave S · Lehigh Acres, FL 33974

$258,900

3 bd · 2.0 ba · 1,291 sqft · Land · 118 Days on market

Built 2025 10,375 sqft lot

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Why this score? — see what drove the C- 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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks

Move-in ready new construction with a bright open layout and modern finishes. 3 bedrooms, 2 bathrooms, 1-car garage, and 1,291 sq ft under air. Features include granite countertops, stainless steel appliances, shaker cabinets with soft-close doors, porcelain tile throughout, and hurricane-impact windows and doors. Enjoy soaring ceilings, a spacious living area, walk-in closets, and a covered lanai. Conveniently located near shopping, dining and golf course.

Key facts

• Gourmet kitchen
• Granite countertops
• 0.24 acre lot

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOLID WOOD SHAKER CABINETS
• HURRICANE-IMPACT WINDOWS
• PORCELAIN TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $259k.

Deal economics

• At list price, monthly cash flow is $20 ($245/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (20.8% below list).
• Recommended offer: $205k (20.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

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.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $72k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 13895% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $259k implies a 1549% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $205,169 (20.8% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.79% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 10.5

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: 23.6%
• Equity multiple: 2.88×
• Total profit: $136,208
• Equity at exit: $233,238

10-year hold

• IRR: 20.4%
• Equity multiple: 6.37×
• Total profit: $389,150
• Equity at exit: $502,986

Cash invested: $72,492 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $20

Break-even live

Break-even rent $2,026

Max offer price $258,900

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $94	+0% $20	+5% $-53	+10% $-126
Rent	-10% $-142	-5% $-61	+0% $20	+5% $101	+10% $183
Rate	-1.0pp $151	-0.5pp $86	base $20	+0.5pp $-47	+1.0pp $-115

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	16d	1	0.22mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	0.33mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.36mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.36mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	25d	1	0.42mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	0.52mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	4d	1	0.52mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	0.53mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	25d	1	0.58mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.58mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.58mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	0.69mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	0.72mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.74mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.74mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	23d	1	0.74mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.79mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	5d	1	0.81mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	0.81mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	0.81mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	25d	1	0.82mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	5d	1	0.85mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	0.87mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	0.89mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	0.91mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	0.91mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	5d	1	0.92mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	25d	1	0.93mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	18d	1	0.95mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	0.97mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	5d	1	0.97mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	5d	1	0.97mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	16d	1	0.97mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.03mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	25d	1	1.04mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.04mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.05mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	5d	1	1.06mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	1.06mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.07mi

Listing history 21 events

1. 2026-04-26
   historical $1,850
2. 2026-04-24
   status Pending
3. 2026-03-28
   price $258,900
4. 2026-03-24
   listed $1,850
5. 2026-03-20
   price $259,900
6. 2026-02-18
   price $263,900
7. 2026-01-14
   price $269,000
8. 2025-12-27
   listed $284,000 Active
9. 2025-11-24
   price $288,000
10. 2025-11-23
    historical
11. 2025-11-20
    price $298,000
12. 2025-11-11
    price $305,000
13. 2025-11-04
    status Active
14. 2025-08-12
    historical $2,000
15. 2025-07-16
    listed $2,000
16. 2025-07-16
    historical $2,000
17. 2025-05-29
    listed $2,000
18. 2025-02-27
    historical
19. 2025-01-20
    listed $309,000 Active
20. 2023-12-19
    soldstatus $15,700
21. 2005-05-17
    soldstatus $30,000

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$1,328/yr (+$111/mo · 161.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $24,620
• − Mortgage interest: −$14,502
• − Property taxes: −$820
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$7,532
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $1,269/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

-93.8% since first listed

21 events — show timeline

• 2026-04-26 Rental Removed $1,850 NAPLESMLS
• 2026-04-24 Pending — FORTMLS
• 2026-03-28 Price Changed $258,900 FORTMLS
• 2026-03-24 Listed for Rent $1,850 NAPLESMLS
• 2026-03-20 Price Changed $259,900 FORTMLS
• 2026-02-18 Price Changed $263,900 FORTMLS
• 2026-01-14 Price Changed $269,000 FORTMLS
• 2025-12-27 Listed $284,000 FORTMLS
• 2025-11-24 Price Changed $288,000 FORTMLS
• 2025-11-23 Listing Removed — FORTMLS
• 2025-11-20 Price Changed $298,000 FORTMLS
• 2025-11-11 Price Changed $305,000 FORTMLS
• 2025-11-04 Relisted — FORTMLS
• 2025-08-12 Rental Removed $2,000 FORTMLS
• 2025-07-16 Listed for Rent $2,000 FORTMLS
• 2025-07-16 Rental Removed $2,000 NAPLESMLS
• 2025-05-29 Listed for Rent $2,000 NAPLESMLS
• 2025-02-27 Listing Removed — FORTMLS
• 2025-01-20 Listed $309,000 FORTMLS
• 2023-12-19 Sold (Public Records) $15,700 Public Records
• 2005-05-17 Sold (Public Records) $30,000 Public Records

Property tax history

+60.6%/yr

Latest (2025): $820 · +100.1% YoY. Source: county tax records.