None · Lehigh Acres, FL 33972

$180,000

4 bd · 2.0 ba · 1,400 sqft · Land · 58 Days on market

Built 2024 0.50 ac lot

---

Why this score? — see what drove the B- 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).

• Cash flow +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 1/2 acre lot in area of nice homes. Build your new home here is a quiet private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ neighborhood.

Key facts

• Spacious lot
• Paved road access
• 0.5 acre lot

Tags

• SPACIOUS LOT
• PAVED ROAD ACCESS
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Zoning: RS-1; Subdivision: Lehigh Acres; Lot dimensions from survey
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Utilities: Well water; Septic sewer
• Home design: Residential manufactured home; Manufactured building design; Single-story; Rear exposure faces northeast
• Construction: Built in 2024; Manufactured construction
• Exterior features: Aluminum siding exterior; Metal roof; Windows: see remarks; Viewing details: see remarks; Half-acre lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: See remarks for additional interior details; Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $180k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 8 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 34% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $14k; list at $180k implies a 1141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-12,136
• Equity at exit: $26,839

10-year hold

• IRR: 6.4%
• Equity multiple: 1.54×
• Total profit: $27,195
• Equity at exit: $15,563

Cash invested: $50,400 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$944
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $185

Break-even live

Break-even rent $1,884

Max offer price $180,000

Occupancy floor 86%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1347	$1,595	$1.18	16d	1	0.09mi
1943 E 12th St Lehigh Acres, FL	3.0	2.0	1600	$1,850	$1.16	23d	1	0.82mi
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	21d	1	0.88mi
2701 E 18th St Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	23d	1	1.31mi
821 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	10d	1	1.38mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	3d	1	1.38mi
819 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	1d	1	1.39mi
1221 E 12th St Lehigh Acres, FL	3.0	2.0	1217	$1,550	$1.27	23d	1	1.45mi

Listing history 25 events

1. 2026-06-17
   days on market $180,000 Active 58 DOM
2. 2026-06-16
   days on market $180,000 Active 57 DOM
3. 2026-06-15
   days on market $180,000 Active 56 DOM
4. 2026-06-13
   days on market $180,000 Active 54 DOM
5. 2026-06-10
   days on market $180,000 Active 51 DOM
6. 2026-06-09
   days on market $180,000 Active 50 DOM
7. 2026-06-07
   days on market $180,000 Active 48 DOM
8. 2026-06-03
   days on market $180,000 Active 44 DOM
9. 2026-06-02
   status $180,000 Active 43 DOM
10. 2026-04-17
    status Active
11. 2026-04-16
    historical
12. 2026-04-15
    listed $180,000 Active
13. 2026-04-01
    historical
14. 2023-07-12
    listed $130,000 Active
15. 2021-12-29
    soldstatus $14,500
16. 2021-12-01
    soldstatus $14,500 Closed 190-char remark

    Show marketing remark (190 chars)

    Nice 1/2 acre lot in area of nice homes. Build your new home here is a quiet private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ neighborhood.

17. 2021-11-02
    status Pending 190-char remark

    Show marketing remark (190 chars)

    Nice 1/2 acre lot in area of nice homes. Build your new home here is a quiet private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ neighborhood.

18. 2021-10-19
    soldstatus $7,000
19. 2021-09-15
    listed $22,900 Active 190-char remark

    Show marketing remark (190 chars)

    Nice 1/2 acre lot in area of nice homes. Build your new home here is a quiet private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ neighborhood.

20. 2013-11-19
    soldstatus $40,000
21. 2012-09-04
    soldstatus $359,200
22. 2012-08-29
    soldstatus $884,900
23. 2006-06-20
    soldstatus $37,000
24. 2005-05-05
    soldstatus $24,800
25. 2005-05-05
    soldstatus $24,800

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$978/yr (+$82/mo · 189.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% 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: $25,417
• − Mortgage interest: −$10,083
• − Property taxes: −$516
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$5,236
• Taxable loss: −$504
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $2,338/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+625.8% since first listed

16 events — show timeline

• 2026-04-17 Relisted — NAPLESMLS
• 2026-04-16 Listing Removed — NAPLESMLS
• 2026-04-15 Listed $180,000 NAPLESMLS
• 2026-04-01 Listing Removed — NAPLESMLS
• 2023-07-12 Listed $130,000 NAPLESMLS
• 2021-12-29 Sold (Public Records) $14,500 Public Records
• 2021-12-01 Sold (MLS) $14,500 FORTMLS
• 2021-11-02 Pending — FORTMLS
• 2021-10-19 Sold (Public Records) $7,000 Public Records
• 2021-09-15 Listed $22,900 FORTMLS
• 2013-11-19 Sold (Public Records) $40,000 Public Records
• 2012-09-04 Sold (Public Records) $359,200 Public Records
• 2012-08-29 Sold (Public Records) $884,900 Public Records
• 2006-06-20 Sold (Public Records) $37,000 Public Records
• 2005-05-05 Sold (Public Records) $24,800 Public Records
• 2005-05-05 Sold (Public Records) $24,800 Public Records

Property tax history

+15.3%/yr

Latest (2025): $516 · +9.6% YoY. Source: county tax records.