816 Bell Blvd S · Lehigh Acres, FL 33974

$320,000

4 bd · 2.0 ba · 1,802 sqft · SingleFamily public records · 118 Days on market

Built 2022 10,123 sqft lot Est $389k · 18% under ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0

Listing remarks

NO HOA - NO FLOOD INSURANCE REQUIRED - STORM PROTECTION - FENCED YARD This thoughtfully constructed and meticulously maintained home showcases quality craftsmanship, modern finishes, and exceptional attention to detail throughout. Designed with both comfort and functionality in mind, this property offers a well-balanced blend of style, durability, and peace of mind. The open-concept floor plan features beautiful tray ceilings, crown molding, and tile flooring throughout, along with abundant natural light that fills the living spaces, creating a bright and sophisticated atmosphere. The layout flows seamlessly into the kitchen, which is appointed with Quartz countertops, stainless steel

Key facts

• No flood insurance
• Fenced yard
• Screened-in lanai

Tags

• NO HOA
• NO FLOOD INSURANCE
• STORM PROTECTION
• FENCED YARD
• FULLY FENCED BACKYARD
• SCREENED-IN LANAI

Property features AI

Finance

• Other: Lot is rectangular with paved public-maintained road access; Lot dimensions approximately 125 x 81 x 81 x 125; Property exposure: west; Zoning: RS-1; Irrigation source: well
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Monitored burglar alarm; Security system; Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Entry level: 1; Faces east; Resale property
• Construction: Built with block, concrete and stucco; Shingle roof; Foundation details not specified
• Exterior features: Fence; Security/high-impact doors; Automatic sprinklers/irrigation; Patio; Shutters (manual); Lanai; Screened porch

Interior

• Kitchen: Dishwasher; Freezer; Garbage disposal; Microwave; Range; Refrigerator; Water purifier
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Tray ceilings; Dual sinks; French doors/atrium doors; Kitchen island; Combined living and dining area; Pantry; Shower only (separate shower); Walk-in closets; Split-bedroom floor plan; Single-hung windows; Furnishing negotiable; Wheelchair access
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (32.4% below list).
• Recommended offer: $216k (32.4% 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 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 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 $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 ~$55k 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 ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,163 (32.4% 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 118 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $389,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Lamar St E	0.29mi	4/2.0	1,811 (+0%)	2mo	$289,888	$160	84
810 Jaguar Blvd	0.13mi	4/2.0	1,650 (-8%)	10mo	$375,000	$227	72
814 Jaguar Blvd	0.16mi	4/2.0	1,650 (-8%)	10mo	$363,000	$220	70
836 Dawhert Ave S	0.33mi	3/2.0 (-1)	1,757 (-2%)	9mo	$250,000	$142	68
789 Bell Blvd S	0.27mi	4/2.0	1,677 (-7%)	10mo	$80,000	$48	67
744 Goodrich Ave S	0.34mi	3/2.0 (-1)	1,727 (-4%)	12mo	$325,000	$188	62
823 Portland St E	0.73mi	3/2.5 (-1)	1,781 (-1%)	10mo	$430,000	$241	48
837 Runble St E	0.50mi	3/2.5 (-1)	1,643 (-9%)	10mo	$355,000	$216	47
849 Bently St E	0.66mi	3/2.0 (-1)	1,670 (-7%)	7mo	$300,000	$180	47
841 Bently St E	0.62mi	3/3.0 (-1)	1,735 (-4%)	14mo	$395,000	$228	44
756 Anaconda Ave S	0.45mi	3/2.0 (-1)	1,562 (-13%)	12mo	$395,000	$253	42
748 Hargrove Ave S	0.44mi	3/2.0 (-1)	2,020 (+12%)	16mo	$320,000	$158	41

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $135,893
• Equity at exit: $288,281

10-year hold

• IRR: 16.9%
• Equity multiple: 5.62×
• Total profit: $414,137
• Equity at exit: $621,690

Cash invested: $89,600 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-504

Break-even live

Break-even rent $2,799

Max offer price $247,105

Occupancy floor —

Sensitivity live

Price	-10% $-283	-5% $-393	+0% $-504	+5% $-614	+10% $-725
Rent	-10% $-675	-5% $-589	+0% $-504	+5% $-418	+10% $-333
Rate	-1.0pp $-343	-0.5pp $-422	base $-504	+0.5pp $-587	+1.0pp $-671

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	0.12mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.21mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.24mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	22d	1	0.36mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.49mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.60mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.60mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.60mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.61mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.61mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	0.70mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.77mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.78mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.79mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.82mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	4d	1	0.83mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.88mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	0.89mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	0.93mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	0.93mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	24d	1	1.04mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	1.05mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.06mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.07mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	11d	1	1.09mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	4d	1	1.12mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	1.14mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.16mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.19mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	1.22mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	1.23mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	1.23mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	1.23mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	1.25mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	3d	1	1.29mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	4d	1	1.32mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	1.34mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	4d	1	1.35mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	1.39mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	1.42mi

Listing history 26 events

1. 2026-06-17
   days on market $320,000 Active 118 DOM
2. 2026-06-16
   days on market $320,000 Active 117 DOM
3. 2026-06-15
   days on market $320,000 Active 116 DOM
4. 2026-06-13
   days on market $320,000 Active 114 DOM
5. 2026-06-10
   days on market $320,000 Active 111 DOM
6. 2026-06-09
   days on market $320,000 Active 110 DOM
7. 2026-06-07
   days on market $320,000 Active 108 DOM
8. 2026-06-02
   days on market $320,000 Active 103 DOM
9. 2026-06-01
   days on market $320,000 Active 102 DOM
10. 2026-06-01
    days on market $320,000 Active 101 DOM
11. 2026-05-19
    price $320,000
12. 2026-04-07
    price $330,000
13. 2026-02-18
    listed $335,000 Active
14. 2026-01-29
    historical
15. 2026-01-29
    historical
16. 2025-12-09
    price $337,500
17. 2025-07-09
    price $340,000
18. 2025-07-09
    price $340,000
19. 2025-05-24
    listed $345,000 Active
20. 2025-05-02
    price $345,000
21. 2025-04-08
    price $347,000
22. 2025-01-29
    listed $350,000 Active
23. 2024-12-20
    historical
24. 2024-11-05
    price $360,000
25. 2024-10-15
    price $365,000
26. 2024-10-03
    listed $375,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$9,309
• Taxable loss: −$11,845
• Est. tax savings @ 24.0%: +$2,843
• After-tax cash flow: $-3,202/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

-14.7% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $320,000 FORTMLS
• 2026-04-07 Price Changed $330,000 FORTMLS
• 2026-02-18 Listed $335,000 FORTMLS
• 2026-01-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listing Removed — FORTMLS
• 2025-12-09 Price Changed $337,500 FORTMLS
• 2025-07-09 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $340,000 FORTMLS
• 2025-05-24 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $345,000 FORTMLS
• 2025-04-08 Price Changed $347,000 FORTMLS
• 2025-01-29 Listed $350,000 FORTMLS
• 2024-12-20 Listing Removed — NAPLESMLS
• 2024-11-05 Price Changed $360,000 NAPLESMLS
• 2024-10-15 Price Changed $365,000 NAPLESMLS
• 2024-10-03 Listed $375,000 NAPLESMLS

Property tax history

+31.0%/yr

Latest (2022): $564 · +118.9% YoY. Source: county tax records.