865 Chipley St E · Lehigh Acres, FL 33974

$329,999

3 bd · 2.0 ba · 1,782 sqft · Land · 131 Days on market

Built 2025 10,876 sqft lot

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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
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Rent growth +1.3/5.0
• DSCR +0.7/10.0

Listing remarks

Brand-new construction in Lehigh Acres! This modern 3-bedroom + den, 2-bath home offers an open-concept layout with high ceilings, tile flooring throughout, and plenty of natural light. The stylish kitchen features quartz countertops, stainless steel appliances, soft-close cabinetry, and a large island—perfect for entertaining. The spacious primary suite includes a walk-in closet and spa-like bath with dual sinks and a walk-in shower. In addition, a 2-car garage, impact doors and windows. Situated on a ¼-acre lot with no HOA. Conveniently located near shopping, schools, and major roads. Move-in ready—schedule your showing today!

Key facts

• Quartz countertops
• Natural light
• Stylish kitchen

Tags

• OPEN-CONCEPT LAYOUT
• HIGH CEILINGS
• TILE FLOORING
• NATURAL LIGHT
• STYLISH KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Zoning: RS-1; Lot dimensions roughly 125' frontage by 75' sides and 80' back (total area ~0.2497 acres); Subdivision: Lehigh Acres; One unit / one floor in building
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Parking: Attached garage with 2 spaces; Unpaved driveway
• Security: Impact resistant doors and windows
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single-family residential; 1-story / ranch; Rear exposure: North; Located in Lehigh Acres development
• Construction: Concrete block construction; Built in 2025
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows; Impact resistant doors; Landscaped view; Paved road access; Regular lot

Interior

• Kitchen: Island; Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator / icemaker
• Bedrooms: 3 bedrooms plus a den (study)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable pre-wire; Cathedral ceiling; Laundry tub; Great room floor plan; Split-bedroom layout; Den / study
• Laundry & utility: Washer/dryer hookup; Dryer; Laundry tub; Auto garage door

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (34.5% below list).
• Recommended offer: $216k (34.5% 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).
• This rent runs 36% 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 131 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $330k implies a 3876% 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 $216,169 (34.5% 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 131 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 12.7

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: 18.3%
• Equity multiple: 2.48×
• Total profit: $136,941
• Equity at exit: $297,289

10-year hold

• IRR: 16.5%
• Equity multiple: 5.55×
• Total profit: $420,681
• Equity at exit: $641,115

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: 12.7×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-573

Break-even live

Break-even rent $2,887

Max offer price $247,113

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-459	+0% $-573	+5% $-687	+10% $-801
Rent	-10% $-744	-5% $-658	+0% $-573	+5% $-487	+10% $-402
Rate	-1.0pp $-407	-0.5pp $-489	base $-573	+0.5pp $-658	+1.0pp $-745

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.09mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	0.45mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	25d	1	0.49mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.52mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	5d	1	0.54mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.55mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.56mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	25d	1	0.64mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.69mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	25d	1	0.72mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	0.76mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.77mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	25d	1	0.84mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.86mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	4d	1	0.86mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.90mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	25d	1	0.93mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	0.94mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	18d	1	0.97mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.02mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.05mi
668 Chemstrand St E Lehigh Acres, FL	3.0	2.0	2388	$2,000	$0.84	25d	1	1.08mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	1.09mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	18d	1	1.10mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.12mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	1.18mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.22mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	4d	1	1.26mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.26mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	1.27mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.31mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.32mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.33mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	1.33mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	1.33mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	1.35mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	1.36mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.44mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	18d	1	1.44mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	1.45mi

Listing history 25 events

1. 2026-06-22
   days on market $329,999 Active 131 DOM
2. 2026-06-17
   days on market $329,999 Active 127 DOM
3. 2026-06-16
   days on market $329,999 Active 126 DOM
4. 2026-06-15
   days on market $329,999 Active 125 DOM
5. 2026-06-13
   days on market $329,999 Active 123 DOM
6. 2026-06-10
   days on market $329,999 Active 120 DOM
7. 2026-06-09
   days on market $329,999 Active 119 DOM
8. 2026-06-07
   days on market $329,999 Active 117 DOM
9. 2026-06-02
   days on market $329,999 Active 112 DOM
10. 2026-06-01
    days on market $329,999 Active 111 DOM
11. 2026-06-01
    days on market $329,999 Active 110 DOM
12. 2026-05-23
    price $329,999
13. 2026-04-27
    price $344,999
14. 2026-02-10
    listed $354,999 Active
15. 2026-02-02
    historical
16. 2025-12-03
    price $365,000
17. 2025-10-25
    listed $377,000 Active
18. 2025-10-25
    historical
19. 2025-10-20
    price $377,000
20. 2025-10-04
    price $395,000
21. 2025-10-01
    listed $424,000 Active
22. 2022-10-18
    soldstatus $8,300
23. 2016-02-05
    soldstatus $7,700
24. 2015-10-28
    soldstatus $53,000
25. 2008-12-24
    soldstatus $40,500

ⓘ 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 2/10 Low
• 🌡 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: $25,940
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$9,600
• Taxable loss: −$12,895
• Est. tax savings @ 24.0%: +$3,095
• After-tax cash flow: $-3,779/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

+714.8% since first listed

14 events — show timeline

• 2026-05-23 Price Changed $329,999 NAPLESMLS
• 2026-04-27 Price Changed $344,999 NAPLESMLS
• 2026-02-10 Listed $354,999 NAPLESMLS
• 2026-02-02 Listing Removed — FORTMLS
• 2025-12-03 Price Changed $365,000 FORTMLS
• 2025-10-25 Listing Removed — FORTMLS
• 2025-10-25 Listed $377,000 FORTMLS
• 2025-10-20 Price Changed $377,000 FORTMLS
• 2025-10-04 Price Changed $395,000 FORTMLS
• 2025-10-01 Listed $424,000 FORTMLS
• 2022-10-18 Sold (Public Records) $8,300 Public Records
• 2016-02-05 Sold (Public Records) $7,700 Public Records
• 2015-10-28 Sold (Public Records) $53,000 Public Records
• 2008-12-24 Sold (Public Records) $40,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $428 · +10.0% YoY. Source: county tax records.