1251 Bari St E · Lehigh Acres, FL 33974

$295,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily public records · 216 Days on market

Built 2023 0.30 ac lot Est $324k · 9% under ↓ 30% 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 +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• 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 +1.2/10.0

Listing remarks

Welcome to 1251 Bari St, situated in the heart of the vibrant and fast-growing community of Lehigh Acres, Florida — one of the most exciting and accessible residential areas in Lee County. This is perfect for a investor as well. ASK WHY? This well-appointed single-family residence offers an attractive blend of comfort, convenience and Florida lifestyle charm. Home Highlights Step into a generous 1,439 sq ft of living space, boasting 3 bedrooms + DEN and 2 full bathrooms: a practical and sought-after configuration ideal for families, guests, or even an in-home office setup. The home features an open floor plan that flows naturally from living to dining to kitchen areas, creating a

Key facts

• Open floor plan
• Canal in the back
• 0.3 acre lot

Tags

• OPEN FLOOR PLAN
• DEDICATED LAUNDRY AREA
• AMPLE CLOSET STORAGE SPACE
• ATTACHED TWO CAR GARAGE
• STRONG ACCESS TO SHOPPING
• CANAL IN THE BACK

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community is non-gated; Association fee listed as $0; association includes cable TV

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (details not specified)
• Exterior features: Corner lot; North exposure; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bedrooms: Den (listed as a room type)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Shower-only bathroom with a separate shower; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (32.5% below list).
• Recommended offer: $199k (32.5% 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+, 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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: 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 $199,210 (32.5% 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 216 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: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $323,981
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Santa Lucia Ave S	0.62mi	3/2.0	1,500 (+0%)	3mo	$325,000	$217	68
735 Naples Ave S	0.04mi	3/2.0	1,301 (-13%)	13mo	$275,000	$211	66
642 Stanley Ave S	0.74mi	3/2.0	1,461 (-2%)	1mo	$365,000	$250	61
1145 Galileo St E	0.68mi	3/2.0	1,536 (+3%)	12mo	$315,000	$205	53
1115 Pisa St E	0.75mi	3/2.0	1,522 (+2%)	20mo	$349,000	$229	45
722 Dante Ave S	0.70mi	3/2.0	1,587 (+6%)	16mo	$305,000	$192	44

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $127,111
• Equity at exit: $265,759

10-year hold

• IRR: 17.1%
• Equity multiple: 5.67×
• Total profit: $385,696
• Equity at exit: $573,120

Cash invested: $82,600 (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: $1,992 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$339 /mo · $4,070/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-435

Break-even live

Break-even rent $2,543

Max offer price $218,094

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-352	+0% $-435	+5% $-519	+10% $-602
Rent	-10% $-593	-5% $-514	+0% $-435	+5% $-357	+10% $-278
Rate	-1.0pp $-287	-0.5pp $-360	base $-435	+0.5pp $-512	+1.0pp $-590

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	0.34mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	0.51mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	0.58mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.67mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	0.70mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	24d	1	0.76mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	24d	1	0.76mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.84mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	0.97mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	1.00mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	1.05mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	1.05mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	4d	1	1.06mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	14d	1	1.09mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	1.11mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	24d	1	1.12mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	1.25mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	1.34mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	1.34mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	4d	1	1.37mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.43mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	1.43mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.44mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.49mi

Listing history 27 events

1. 2026-06-17
   days on market $295,000 Active 216 DOM
2. 2026-06-16
   days on market $295,000 Active 215 DOM
3. 2026-06-16
   days on market $295,000 Active 214 DOM
4. 2026-06-13
   days on market $295,000 Active 212 DOM
5. 2026-06-09
   days on market $295,000 Active 208 DOM
6. 2026-06-07
   days on market $295,000 Active 206 DOM
7. 2026-06-02
   days on market $295,000 Active 201 DOM
8. 2026-06-01
   days on market $295,000 Active 200 DOM
9. 2026-06-01
   days on market $295,000 Active 199 DOM
10. 2025-11-07
    listed $295,000 Active
11. 2025-01-28
    historical $2,300
12. 2025-01-08
    listed $2,300
13. 2024-01-05
    soldstatus $315,000
14. 2023-12-14
    historical
15. 2023-11-29
    price $299,900
16. 2023-11-20
    price $349,000
17. 2023-11-20
    status Active
18. 2023-11-03
    status Pending
19. 2023-09-14
    listed $365,000 Active
20. 2022-03-16
    soldstatus $38,000
21. 2021-08-31
    soldstatus $76,000
22. 2017-12-08
    soldstatus $18,500
23. 2015-06-12
    soldstatus $44,000
24. 2015-04-01
    soldstatus $518,400
25. 2015-04-01
    soldstatus $448,500
26. 2009-01-07
    soldstatus $423,000
27. 2009-01-07
    soldstatus $211,783

ⓘ 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: $4,070 · $339/mo
• Projected year-2 tax: $4,070 · $339/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 ≥109°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: $23,905
• − Mortgage interest: −$16,525
• − Property taxes: −$4,070
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$8,582
• Taxable loss: −$10,571
• Est. tax savings @ 24.0%: +$2,537
• After-tax cash flow: $-2,687/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

-30.3% since first listed

18 events — show timeline

• 2025-11-07 Listed $295,000 FORTMLS
• 2025-01-28 Rental Removed $2,300 FORTMLS
• 2025-01-08 Listed for Rent $2,300 FORTMLS
• 2024-01-05 Sold (Public Records) $315,000 Public Records
• 2023-12-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-29 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-20 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-11-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-14 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-16 Sold (Public Records) $38,000 Public Records
• 2021-08-31 Sold (Public Records) $76,000 Public Records
• 2017-12-08 Sold (Public Records) $18,500 Public Records
• 2015-06-12 Sold (Public Records) $44,000 Public Records
• 2015-04-01 Sold (Public Records) $448,500 Public Records
• 2015-04-01 Sold (Public Records) $518,400 Public Records
• 2009-01-07 Sold (Public Records) $211,783 Public Records
• 2009-01-07 Sold (Public Records) $423,000 Public Records

Property tax history

+146.3%/yr

Latest (2025): $4,070 · +8.8% YoY. Source: county tax records.