422 Eisenhower Blvd · Lehigh Acres, FL 33974

$334,990

4 bd · 2.0 ba · 1,773 sqft · Land · 65 Days on market

Built 2026 10,001 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 +6.6/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Discover this brand-new construction home in the growing community of Lehigh Acres, offering the perfect blend of modern design, comfort, and freedom — with no HOA restrictions. From the moment you enter, you’re welcomed by high ceilings and a bright, open-concept layout, enhanced by tile flooring throughout, creating a clean and spacious atmosphere ideal for everyday living and entertaining. The kitchen serves as the centerpiece of the home, featuring stainless steel appliances, sleek modern cabinetry, and high-quality finishes that showcase exceptional craftsmanship and attention to detail. The thoughtfully designed floor plan provides both functionality and style, perfect for families or anyone seeking a move-in-ready home. Built with durability and efficiency in mind, this home includes hurricane-impact windows, sliding glass doors, and a reinforced garage door, along with installed gutters for added convenience and long-term value. Situated in a desirable area of Lehigh Acres, this property is located in a low-risk flood zone (Zone X), offering added peace of mind. Enjoy the flexibility of owning a home without HOA limitations while still being close to shopping, dining, schools, and major roadways. Builder incentives available toward buyer’s closing costs. (Photos are from the model home and some finishes my be different)

Key facts

• No hoa restrictions
• Tile flooring
• High ceilings

Tags

• BRAND NEW CONSTRUCTION
• NO HOA RESTRICTIONS
• HIGH CEILINGS
• OPEN CONCEPT LAYOUT
• TILE FLOORING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot about 0.23 acres (approx. 80 x 125); Direction faces southwest
• Financial info: No lease restrictions indicated
• HOA & community: Pets allowed; No association approval required

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic system; Other utilities
• Home design: Single family residence; One story; Southwest facing; Residential zoning; Completed condition
• Construction: Block construction; Shingle roof; New construction; Built on slab; Living area about 1,773 (builder source); Building area about 2,296 (builder source)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen open to family room; Tray ceilings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (33.4% below list).
• Recommended offer: $223k (33.4% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% 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 $36k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($315k) 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.
• Current owner paid $13k; list at $335k implies a 2419% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,030 (33.4% 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 65 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.69
• GRM: 12.5

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: 18.5%
• Equity multiple: 2.50×
• Total profit: $140,714
• Equity at exit: $301,786

10-year hold

• IRR: 16.7%
• Equity multiple: 5.59×
• Total profit: $430,447
• Equity at exit: $650,812

Cash invested: $93,797 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-553

Break-even live

Break-even rent $2,930

Max offer price $254,955

Occupancy floor —

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: $83,748
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	23d	1	0.22mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	0.27mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.38mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	0.40mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.50mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	0.59mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	0.59mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	23d	1	0.65mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.71mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	0.75mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.81mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	0.91mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	23d	1	0.92mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	23d	1	0.93mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.93mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	23d	1	0.96mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	19d	1	0.99mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	23d	1	1.00mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	1d	1	1.02mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	3d	1	1.04mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	23d	1	1.06mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	23d	1	1.07mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	23d	1	1.08mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	1.12mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	1.24mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	23d	1	1.24mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	1.28mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	1d	1	1.28mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	1d	1	1.30mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	23d	1	1.33mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	1.36mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.39mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	1.43mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	1.45mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	23d	1	1.46mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	23d	1	1.46mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	23d	1	1.46mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	1.50mi

Listing history 23 events

1. 2026-06-17
   days on market $334,990 Active 65 DOM
2. 2026-06-16
   days on market $334,990 Active 64 DOM
3. 2026-06-15
   days on market $334,990 Active 63 DOM
4. 2026-06-13
   days on market $334,990 Active 61 DOM
5. 2026-06-10
   days on market $334,990 Active 58 DOM
6. 2026-06-09
   days on market $334,990 Active 57 DOM
7. 2026-06-07
   days on market $334,990 Active 55 DOM
8. 2026-06-03
   days on market $334,990 Active 51 DOM
9. 2026-06-02
   days on market $334,990 Active 50 DOM
10. 2026-06-01
    days on market $334,990 Active 49 DOM
11. 2026-05-31
    days on market $334,990 Active 48 DOM
12. 2026-05-18
    price $334,990 1367-char remark

    Show marketing remark (1367 chars)

    Discover this brand-new construction home in the growing community of Lehigh Acres, offering the perfect blend of modern design, comfort, and freedom — with no HOA restrictions. From the moment you enter, you’re welcomed by high ceilings and a bright, open-concept layout, enhanced by tile flooring throughout, creating a clean and spacious atmosphere ideal for everyday living and entertaining. The kitchen serves as the centerpiece of the home, featuring stainless steel appliances, sleek modern cabinetry, and high-quality finishes that showcase exceptional craftsmanship and attention to detail. The thoughtfully designed floor plan provides both functionality and style, perfect for families or anyone seeking a move-in-ready home. Built with durability and efficiency in mind, this home includes hurricane-impact windows, sliding glass doors, and a reinforced garage door, along with installed gutters for added convenience and long-term value. Situated in a desirable area of Lehigh Acres, this property is located in a low-risk flood zone (Zone X), offering added peace of mind. Enjoy the flexibility of owning a home without HOA limitations while still being close to shopping, dining, schools, and major roadways. Builder incentives available toward buyer’s closing costs. (Photos are from the model home and some finishes my be different)

13. 2026-05-18
    price $334,990

    Show marketing remark (1367 chars)

    Discover this brand-new construction home in the growing community of Lehigh Acres, offering the perfect blend of modern design, comfort, and freedom — with no HOA restrictions. From the moment you enter, you’re welcomed by high ceilings and a bright, open-concept layout, enhanced by tile flooring throughout, creating a clean and spacious atmosphere ideal for everyday living and entertaining. The kitchen serves as the centerpiece of the home, featuring stainless steel appliances, sleek modern cabinetry, and high-quality finishes that showcase exceptional craftsmanship and attention to detail. The thoughtfully designed floor plan provides both functionality and style, perfect for families or anyone seeking a move-in-ready home. Built with durability and efficiency in mind, this home includes hurricane-impact windows, sliding glass doors, and a reinforced garage door, along with installed gutters for added convenience and long-term value. Situated in a desirable area of Lehigh Acres, this property is located in a low-risk flood zone (Zone X), offering added peace of mind. Enjoy the flexibility of owning a home without HOA limitations while still being close to shopping, dining, schools, and major roadways. Builder incentives available toward buyer’s closing costs. (Photos are from the model home and some finishes my be different)

14. 2026-05-01
    listed $339,990 Active 1367-char remark

    Show marketing remark (1367 chars)

    Discover this brand-new construction home in the growing community of Lehigh Acres, offering the perfect blend of modern design, comfort, and freedom — with no HOA restrictions. From the moment you enter, you’re welcomed by high ceilings and a bright, open-concept layout, enhanced by tile flooring throughout, creating a clean and spacious atmosphere ideal for everyday living and entertaining. The kitchen serves as the centerpiece of the home, featuring stainless steel appliances, sleek modern cabinetry, and high-quality finishes that showcase exceptional craftsmanship and attention to detail. The thoughtfully designed floor plan provides both functionality and style, perfect for families or anyone seeking a move-in-ready home. Built with durability and efficiency in mind, this home includes hurricane-impact windows, sliding glass doors, and a reinforced garage door, along with installed gutters for added convenience and long-term value. Situated in a desirable area of Lehigh Acres, this property is located in a low-risk flood zone (Zone X), offering added peace of mind. Enjoy the flexibility of owning a home without HOA limitations while still being close to shopping, dining, schools, and major roadways. Builder incentives available toward buyer’s closing costs. (Photos are from the model home and some finishes my be different)

15. 2026-04-13
    listed $339,990 Active
16. 2024-04-25
    historical
17. 2024-01-08
    price $21,000
18. 2023-11-30
    price $23,000
19. 2023-10-05
    price $25,000
20. 2023-09-05
    listed $22,500 Active
21. 2023-05-09
    soldstatus $13,300 Closed
22. 2023-04-15
    status Pending
23. 2023-04-13
    listed $14,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $26,764
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$9,745
• Taxable loss: −$12,728
• Est. tax savings @ 24.0%: +$3,055
• After-tax cash flow: $-3,582/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

+2292.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $334,990 NAPLESMLS
• 2026-05-18 Price Changed $334,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $339,990 NAPLESMLS
• 2026-04-13 Listed $339,990 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listing Removed — FORTMLS
• 2024-01-08 Price Changed $21,000 FORTMLS
• 2023-11-30 Price Changed $23,000 FORTMLS
• 2023-10-05 Price Changed $25,000 FORTMLS
• 2023-09-05 Listed $22,500 FORTMLS
• 2023-05-09 Sold (MLS) $13,300 Stellar MLS as Distributed by MLS Grid
• 2023-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-13 Listed $14,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.3%/yr

Latest (2025): $422 · +11.6% YoY. Source: county tax records.