1135 Augusta St E · Lehigh Acres, FL 33974

$269,999

3 bd · 2.0 ba · 1,252 sqft · Land · 319 Days on market

Built 2025 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
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0

Listing remarks

ALL HOMES COME WITH A 2-10 BUILDER’S WARRANTY & IMPACT WINDOWS. This builder delivers quality craftsmanship and thoughtful upgrades at a reasonable price—helping you build equity for years to come! This cozy 3-bedroom, 2-bathroom home offers 1,252 sq ft of comfortable living space, perfect for creating your ideal lifestyle. The modern split floor plan provides added privacy, while the wood-look tile throughout keeps maintenance simple. The stunning kitchen features gleaming quartz countertops, ideal for unleashing your culinary creativity. The primary bedroom serves as your own private retreat with its en-suite bathroom. Impact windows come standard, giving you added pe

Key facts

• Quartz countertops
• En-suite bathroom
• 0.23 acre lot

Tags

• WOOD-LOOK TILE FLOORING
• QUARTZ COUNTERTOPS
• PRIVATE PRIMARY BEDROOM
• EN-SUITE BATHROOM
• IMPACT-RESISTANT WINDOWS
• CONTEMPORARY SPLIT FLOOR PLAN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved parking
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Entry level: 1; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Rectangular, paved lot; North exposures; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Bedrooms on single-level (main floor)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Bedroom on main level; Kitchen island; Split bedrooms; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (27.5% below list).
• Recommended offer: $196k (27.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; list at $270k implies a 131% 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 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,816 (27.5% 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 319 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 11.5

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: 19.9%
• Equity multiple: 2.60×
• Total profit: $121,025
• Equity at exit: $243,236

10-year hold

• IRR: 17.6%
• Equity multiple: 5.79×
• Total profit: $362,158
• Equity at exit: $524,549

Cash invested: $75,600 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-319

Break-even live

Break-even rent $2,362

Max offer price $223,846

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-226	+0% $-319	+5% $-412	+10% $-506
Rent	-10% $-474	-5% $-396	+0% $-319	+5% $-242	+10% $-164
Rate	-1.0pp $-183	-0.5pp $-250	base $-319	+0.5pp $-389	+1.0pp $-460

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	0.24mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.30mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	0.30mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.34mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	4d	1	0.39mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	24d	1	0.47mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	0.52mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.60mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	20d	1	0.64mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	0.65mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	4d	1	0.69mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	0.78mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	24d	1	0.78mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	24d	1	0.79mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	24d	1	0.80mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.80mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	2d	1	0.81mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	4d	1	0.83mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	0.84mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	0.90mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	4d	1	0.93mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	0.93mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	0.98mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	0.99mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	24d	1	1.03mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	1.04mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	1.10mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	1.10mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	1.12mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	1.12mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	1.17mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.22mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	4d	1	1.24mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.26mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	1.31mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	24d	1	1.37mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	12d	1	1.39mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	24d	1	1.40mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	22d	1	1.40mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.48mi

Listing history 30 events

1. 2026-06-01
   statusdays on market $269,999 Pending 319 DOM
2. 2026-05-14
   price $269,999
3. 2026-04-23
   price $274,999
4. 2026-04-23
   price $278,500
5. 2026-04-09
   price $278,600
6. 2026-04-02
   price $278,700
7. 2026-03-26
   price $278,800
8. 2026-03-19
   price $278,900
9. 2026-03-05
   price $279,000
10. 2026-02-26
    price $279,100
11. 2026-02-19
    price $279,200
12. 2026-02-12
    price $279,300
13. 2026-02-05
    price $279,400
14. 2026-01-29
    price $279,500
15. 2026-01-22
    price $279,600
16. 2026-01-14
    price $279,700
17. 2026-01-07
    price $279,800
18. 2025-12-01
    price $279,900
19. 2025-11-11
    price $235,000
20. 2025-10-23
    price $294,599
21. 2025-10-09
    price $294,699
22. 2025-10-02
    price $294,799
23. 2025-09-25
    price $294,899
24. 2025-09-12
    price $294,999
25. 2025-07-16
    listed $299,999 Active
26. 2022-05-02
    soldstatus $116,666
27. 2011-08-31
    soldstatus $34,000
28. 2008-10-14
    soldstatus $18,000
29. 2008-09-10
    soldstatus $14,000
30. 2004-03-01
    soldstatus $5,700

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥108°F today · 19 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: $23,498
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$7,855
• Taxable loss: −$8,640
• Est. tax savings @ 24.0%: +$2,074
• After-tax cash flow: $-1,754/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

+4636.8% since first listed

29 events — show timeline

• 2026-05-14 Price Changed $269,999 FORTMLS
• 2026-04-23 Price Changed $274,999 FORTMLS
• 2026-04-23 Price Changed $278,500 FORTMLS
• 2026-04-09 Price Changed $278,600 FORTMLS
• 2026-04-02 Price Changed $278,700 FORTMLS
• 2026-03-26 Price Changed $278,800 FORTMLS
• 2026-03-19 Price Changed $278,900 FORTMLS
• 2026-03-05 Price Changed $279,000 FORTMLS
• 2026-02-26 Price Changed $279,100 FORTMLS
• 2026-02-19 Price Changed $279,200 FORTMLS
• 2026-02-12 Price Changed $279,300 FORTMLS
• 2026-02-05 Price Changed $279,400 FORTMLS
• 2026-01-29 Price Changed $279,500 FORTMLS
• 2026-01-22 Price Changed $279,600 FORTMLS
• 2026-01-14 Price Changed $279,700 FORTMLS
• 2026-01-07 Price Changed $279,800 FORTMLS
• 2025-12-01 Price Changed $279,900 FORTMLS
• 2025-11-11 Price Changed $235,000 FORTMLS
• 2025-10-23 Price Changed $294,599 FORTMLS
• 2025-10-09 Price Changed $294,699 FORTMLS
• 2025-10-02 Price Changed $294,799 FORTMLS
• 2025-09-25 Price Changed $294,899 FORTMLS
• 2025-09-12 Price Changed $294,999 FORTMLS
• 2025-07-16 Listed $299,999 FORTMLS
• 2022-05-02 Sold (Public Records) $116,666 Public Records
• 2011-08-31 Sold (Public Records) $34,000 Public Records
• 2008-10-14 Sold (Public Records) $18,000 Public Records
• 2008-09-10 Sold (Public Records) $14,000 Public Records
• 2004-03-01 Sold (Public Records) $5,700 Public Records

Property tax history

+10.0%/yr

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