718 Chattman St E · Lehigh Acres, FL 33974

$315,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 22 Days on market

Built 2023 10,375 sqft lot Est $298k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +4.9/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Rent growth +1.3/5.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. NEW CONSTRUCTION | MODERN DESIGN | LEHIGH ACRES Welcome to 718 Chattman St E — a beautifully crafted new construction home offering modern finishes, open living spaces, and everyday comfort in one of Lehigh Acres’ fastest-growing residential areas. This thoughtfully designed residence features 3 bedrooms, 2 bathrooms, and a bright open-concept floor plan with abundant natural light throughout. The spacious living and dining areas flow seamlessly into the contemporary kitchen, complete with quartz countertops, stainless steel appliances, pantry, and a large center island perfect for cooking and entertainin

Key facts

• Quartz countertops
• New construction
• Modern design

Tags

• NEW CONSTRUCTION
• MODERN DESIGN
• OPEN CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property zoned RS-1; Lot is regular-shaped (approx. 0.2382 acres); Lot dimensions available from floor plan service and survey
• HOA & community: No HOA maintenance or community amenities; Non-gated community

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Residential single-family home; 1 story / Ranch design; Rear of property faces south
• Construction: Built in 2023; Concrete block construction; Stucco exterior; Metal roof; Foundation information not provided
• Exterior features: Patio; Landscaped area view; Central irrigation; Shutters for storm protection; Single hung windows

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen; Family and living room dining options
• Bedrooms: 3 bedrooms; Split bedroom layout
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Pantry; Open porch/lanai
• Laundry & utility: Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (33.7% below list).
• Recommended offer: $209k (33.7% 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 16d 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 $34k of equity ($2k loan paydown + $32k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $104k; list at $315k implies a 203% 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 $208,942 (33.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $297,920
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 Grant Blvd	0.24mi	3/2.0	1,595 (+2%)	8mo	$295,000	$185	80
615 Chavers St	0.45mi	3/2.0	1,408 (-10%)	2mo	$250,000	$178	60
320 Laurel Ave	0.66mi	3/2.0	1,652 (+5%)	2mo	$250,000	$151	59
379 Charwood Ave S	0.39mi	3/3.0	1,780 (+14%)	3mo	$250,000	$140	53
802 Kingsbury Ct	0.65mi	4/2.0 (+1)	1,500 (-4%)	7mo	$285,000	$190	51
684 Kingsbury St E	0.48mi	4/3.0 (+1)	1,719 (+10%)	4mo	$380,000	$221	49
835 Carpenter St E	0.75mi	3/2.0	1,624 (+4%)	15mo	$350,000	$216	47
745 David Laird Ln	0.74mi	3/3.0	1,722 (+10%)	11mo	$550,000	$319	36

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: 19.3%
• Equity multiple: 2.56×
• Total profit: $137,448
• Equity at exit: $283,777

10-year hold

• IRR: 17.3%
• Equity multiple: 5.71×
• Total profit: $415,744
• Equity at exit: $611,976

Cash invested: $88,200 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$307 /mo · $3,679/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-439

Break-even live

Break-even rent $2,645

Max offer price $237,438

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	23d	1	0.07mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.13mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.13mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	0.39mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	0.40mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.43mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	23d	1	0.45mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	23d	1	0.48mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	23d	1	0.51mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	16d	1	0.52mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	0.54mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	23d	1	0.57mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	0.57mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	0.60mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	14d	1	0.62mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.63mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	14d	1	0.64mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	23d	1	0.65mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	0.66mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	0.69mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	14d	1	0.69mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	0.72mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	3d	1	0.77mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	0.77mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	0.78mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	21d	1	0.81mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	0.83mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	23d	1	0.90mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	11d	1	0.90mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	23d	1	0.91mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	0.91mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	23d	1	0.92mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	0.93mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	3d	1	0.98mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	23d	1	0.98mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	1.00mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	16d	1	1.02mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	23d	1	1.06mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	1.06mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	23d	1	1.08mi

Listing history 13 events

1. 2026-06-18
   days on market $315,000 Active 22 DOM
2. 2026-06-17
   days on market $315,000 Active 21 DOM
3. 2026-06-16
   days on market $315,000 Active 20 DOM
4. 2026-06-15
   days on market $315,000 Active 19 DOM
5. 2026-06-13
   days on market $315,000 Active 17 DOM
6. 2026-06-10
   days on market $315,000 Active 14 DOM
7. 2026-06-09
   days on market $315,000 Active 13 DOM
8. 2026-06-08
   days on market $315,000 Active 12 DOM
9. 2026-06-07
   days on market $315,000 Active 11 DOM
10. 2026-06-03
    days on market $315,000 Active 7 DOM
11. 2026-06-02
    days on market $315,000 Active 6 DOM
12. 2026-06-01
    days on market $315,000 Active 5 DOM
13. 2026-05-31
    days on market $315,000 Active 4 DOM

ⓘ 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: $3,679 · $307/mo
• Projected year-2 tax: $3,679 · $307/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 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: $25,073
• − Mortgage interest: −$17,645
• − Property taxes: −$3,679
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$9,164
• Taxable loss: −$11,001
• Est. tax savings @ 24.0%: +$2,640
• After-tax cash flow: $-2,629/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

-78.7% since first listed

7 events — show timeline

• 2026-05-27 Listed $315,000 NAPLESMLS
• 2026-03-31 Listing Removed — NAPLESMLS
• 2025-11-06 Listed $325,000 NAPLESMLS
• 2017-02-06 Sold (Public Records) $104,000 Public Records
• 2017-02-03 Sold (Public Records) $182,392 Public Records
• 2004-11-05 Sold (Public Records) $1,012,000 Public Records
• 2004-10-27 Sold (Public Records) $1,481,000 Public Records

Property tax history

+240.0%/yr

Latest (2025): $3,679 · +960.6% YoY. Source: county tax records.