1126 Crestwood St E · Lehigh Acres, FL 33974

$415,000

4 bd · 3.0 ba · 2,870 sqft · Land · 39 Days on market

Built 2026 0.30 ac lot

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Why this score? — see what drove the F 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 +5.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Welcome to this beautiful, brand-new corner unit, just completed in 2026. This stunning home features 4 spacious bedrooms and 3 full bathrooms, designed with modern living in mind. Enjoy large-format tile flooring throughout, elegant granite and quartz countertops, and a full set of stainless steel appliances (to be installed prior to closing). Please note that some images have been virtually enhanced. This property offers an exceptionally spacious layout with plenty of natural light. Located in a serene and quiet area, it provides privacy and freedom with no HOA or restrictions. Additional highlights include a 2-car

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot is a corner parcel with wooded/preserve views; Lot area approx. 0.2982 acres; Well for irrigation; Road access: county maintained, paved public road
• Financial info: Taxes listed (not included per instructions)
• HOA & community: No HOA maintenance or amenities; Community type: Non-gated (see remarks)

Exterior

• Parking: Covered parking; Paved driveway; Attached 2-car garage
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Single-family residence; 1 story (Ranch); Rear exposure facing east; Residential property in Lehigh Acres
• Construction: Concrete block construction; Elevated; Brick exterior finish; Tile roof; Year built 2026; Foundation elevated
• Exterior features: Patio; Room for a pool; Impact resistant windows and doors

Interior

• Kitchen: Island; Built-in desk; Cooktop (electric); Wall oven; Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms; Master bedroom on ground floor; First-floor bedroom; Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Closet cabinets; Custom mirrors; High-speed internet available; Smoke detectors; Vaulted/volume ceilings; Walk-in closets; Open porch/lanai; Laundry in garage; Island and built-in desk in kitchen; Dining (family) and eat-in kitchen; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $415k.

Deal economics

• At list price, monthly cash flow is $-975 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (42.3% below list).
• Recommended offer: $240k (42.3% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: G. Weaver Hipps Elementary School (math 38% / reading 36%, grade F, #1,609 of 2,144 statewide, top 77%, 863 students, 70% FRL); Riverdale High School (math 27% / reading 47%, grade F, #340 of 667 statewide, top 52%, 1,880 students, 47% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents falling (-4.7%/yr); 2460 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 40% 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 $44k of equity ($3k loan paydown + $42k 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $415k implies a 4511% 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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,598 (42.3% 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 39 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.07%
• DSCR: 0.55
• GRM: 14.4

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: 16.6%
• Equity multiple: 2.35×
• Total profit: $156,927
• Equity at exit: $373,865

10-year hold

• IRR: 15.4%
• Equity multiple: 5.29×
• Total profit: $498,465
• Equity at exit: $806,254

Cash invested: $116,200 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-975

Break-even live

Break-even rent $3,630

Max offer price $273,896

Occupancy floor —

Sensitivity live

Price	-10% $-688	-5% $-832	+0% $-975	+5% $-1,119	+10% $-1,262
Rent	-10% $-1,164	-5% $-1,070	+0% $-975	+5% $-880	+10% $-786
Rate	-1.0pp $-766	-0.5pp $-870	base $-975	+0.5pp $-1,083	+1.0pp $-1,192

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	25d	1	1.26mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-04-13
   listed $415,000 Active
3. 2022-06-10
   soldstatus $9,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥108°F today · 20 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: $28,752
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$12,073
• Taxable loss: −$19,468
• Est. tax savings @ 24.0%: +$4,672
• After-tax cash flow: $-7,029/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

+4511.1% since first listed

3 events — show timeline

• 2026-05-22 Pending — NAPLESMLS
• 2026-04-13 Listed $415,000 NAPLESMLS
• 2022-06-10 Sold (Public Records) $9,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $448 · +9.3% YoY. Source: county tax records.