732 Alamo St E · Lehigh Acres, FL 33974

$419,900

4 bd · 3.0 ba · 1,935 sqft · Land · 73 Days on market

Built 2026 0.25 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
• Schools +4.1/10.0
• Cash flow +3.8/30.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

Experience luxury and space at 732 Alamo St E. This exquisite brand-new residence boasts 4 generous bedrooms, 3 full bathrooms, and a versatile den that adapts to your needs—whether as a home office or a creative studio. The heart of the home features a spectacular open-concept design with high-end finishes and a sleek, contemporary aesthetic. Complete with a 2-car garage and ready for immediate occupancy. Seller is committed to helping you move in by contributing to closing costs. Don't wait—elevate your lifestyle in this standout new construction today!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached garage (2 covered spaces)
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Northeast facing; Has view; Rectangular lot; Lot exposure to the southwest
• Construction: Block, concrete, and stucco construction; Shingle roof; Built 2026 (new construction)
• Exterior features: Security/high-impact doors; Room for pool; Open porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator; Pantry
• Bedrooms: Includes guest quarters
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Built-in features; Breakfast area; Closet cabinetry; Separate/formal dining room; Dual sinks; Pantry; Shower-only bath; Separate shower; Walk-in closet(s); Smart home; Unfurnished
• Laundry & utility: Washer/dryer not listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $420k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (42.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (49.2% below list).
• Recommended offer: $213k (49.2% below list) — sets the bar for 1% rule.
• Cap rate 2.8% 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+, 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $45k 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 ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $42k; list at $420k implies a 902% 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 $213,182 (49.2% 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 73 days. Have you received any prior offers? Is the seller open to a 49% 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: 0.51% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.43%
• DSCR: 0.45
• GRM: 16.4

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: 15.0%
• Equity multiple: 2.23×
• Total profit: $144,918
• Equity at exit: $378,279

10-year hold

• IRR: 14.3%
• Equity multiple: 5.05×
• Total profit: $476,625
• Equity at exit: $815,773

Cash invested: $117,572 (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: 16.4×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,298/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-1,218

Break-even live

Break-even rent $3,673

Max offer price $243,697

Occupancy floor —

Sensitivity live

Price	-10% $-928	-5% $-1,073	+0% $-1,218	+5% $-1,363	+10% $-1,508
Rent	-10% $-1,386	-5% $-1,302	+0% $-1,218	+5% $-1,133	+10% $-1,049
Rate	-1.0pp $-1,006	-0.5pp $-1,111	base $-1,218	+0.5pp $-1,327	+1.0pp $-1,437

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	21d	1	0.09mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	0.18mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	3d	1	0.18mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	0.49mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	2d	1	0.59mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.68mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	0.74mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.74mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	0.75mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	0.90mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.95mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.97mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.00mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.10mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	1.10mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	21d	1	1.16mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	21d	1	1.24mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	1.29mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	1.29mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	24d	1	1.34mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.37mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	1.38mi
1137 Edgerton Ave Lehigh Acres, FL	3.0	2.0	2394	$1,800	$0.75	2d	1	1.38mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	11d	1	1.42mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.43mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.43mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.43mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.45mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.48mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	1.49mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.49mi

Listing history 16 events

1. 2026-06-17
   days on market $419,900 Active 73 DOM
2. 2026-06-16
   days on market $419,900 Active 72 DOM
3. 2026-06-15
   days on market $419,900 Active 71 DOM
4. 2026-06-13
   days on market $419,900 Active 69 DOM
5. 2026-06-10
   days on market $419,900 Active 66 DOM
6. 2026-06-09
   days on market $419,900 Active 65 DOM
7. 2026-06-07
   days on market $419,900 Active 63 DOM
8. 2026-06-03
   days on market $419,900 Active 59 DOM
9. 2026-06-02
   days on market $419,900 Active 58 DOM
10. 2026-06-01
    days on market $419,900 Active 57 DOM
11. 2026-06-01
    days on market $419,900 Active 56 DOM
12. 2026-04-02
    listed $419,900 Active
13. 2025-01-29
    soldstatus $41,900
14. 2012-12-26
    historical
15. 2012-04-25
    listed $21,998
16. 2012-04-19
    soldstatus $163,200

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $25,582
• − Mortgage interest: −$23,521
• − Property taxes: −$6,298
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$12,215
• Taxable loss: −$22,645
• Est. tax savings @ 24.0%: +$5,435
• After-tax cash flow: $-9,177/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

+157.3% since first listed

5 events — show timeline

• 2026-04-02 Listed $419,900 FORTMLS
• 2025-01-29 Sold (Public Records) $41,900 Public Records
• 2012-12-26 Listing Removed — MARMLS
• 2012-04-25 Listed $21,998 MARMLS
• 2012-04-19 Sold (Public Records) $163,200 Public Records

Property tax history

-8.4%/yr

Latest (2025): $429 · -23.8% YoY. Source: county tax records.