109 Paxton St · Lehigh Acres, FL 33974

$315,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 17 Days on market

Built 2024 10,018 sqft lot Est $249k · 26% over

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Why this score? — see what drove the F 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 +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Rent growth +1.3/5.0
• DSCR +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. NEW CONSTRUCTION | MODERN LIVING | LEHIGH ACRES Welcome to 109 Paxton — a beautifully crafted new construction home offering modern design, quality finishes, and comfortable Florida living in one of Lehigh Acres’ growing residential areas. This thoughtfully designed single-family residence features an open-concept floor plan filled with natural light, creating a bright and inviting atmosphere throughout. The contemporary kitchen showcases stainless steel appliances, sleek cabinetry, ample counter space, and a spacious island that seamlessly connects to the main living and dining areas — ideal for ev

Key facts

• Spacious island
• Contemporary kitchen
• New construction

Tags

• NEW CONSTRUCTION
• MODERN DESIGN
• OPEN-CONCEPT FLOOR PLAN
• CONTEMPORARY KITCHEN
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND

Property features AI

Finance

• Other: Property located in Lehigh Acres development; Lot size approximately 0.23 acres
• HOA & community: No HOA maintenance or community amenities; Non-gated community

Exterior

• Parking: Paved driveway; Attached 2-car garage; Attached 2-space carport
• Security: Storm protection with shutters
• Utilities: Well water; Septic sewer; Electric service
• Home design: Single-family residential; 2-story floor plan; Rear exposure faces north
• Construction: Concrete block construction; Stucco exterior finish; Metal roof; Built in 2024; Regular lot
• Exterior features: Patio; Shutters; Single-hung windows; Landscaped view; Central irrigation; Public road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen; Dining (family and living)
• Bedrooms: 3 bedrooms with split-bedroom layout
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Smoke detectors; Pantry; Open porch/lanai
• Laundry & utility: Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (34.7% below list).
• Recommended offer: $206k (34.7% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $52k; list at $315k implies a 506% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,548 (34.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.65% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $249,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Pyramid Ave	0.20mi	3/2.0	1,637 (+4%)	3mo	$320,000	$195	81
117 Paxton St	0.06mi	3/2.0	1,421 (-9%)	2mo	$275,000	$194	80
341 Pyramid Ave	0.21mi	3/2.0	1,637 (+4%)	4mo	$315,000	$192	80
2600 38th St SW	0.30mi	3/2.0	1,629 (+4%)	0mo	$350,000	$215	79
20529 Hazelnut Ct S	0.54mi	2/2.0 (-1)	1,564 (-0%)	1mo	$202,000	$129	68
20531 Hazelnut Ct S	0.55mi	2/2.0 (-1)	1,564 (-0%)	1mo	$202,000	$129	68
2515 29th St SW	0.57mi	3/2.0	1,630 (+4%)	1mo	$315,000	$193	66
157 Partridge St	0.48mi	3/2.0	1,495 (-5%)	7mo	$238,000	$159	64
20589 Hazelnut Ct S	0.65mi	2/2.0 (-1)	1,564 (-0%)	4mo	$212,000	$136	61
20611 Hazelnut Ct	0.69mi	2/2.0 (-1)	1,564 (-0%)	7mo	$212,000	$136	56
242 Pullman St	0.62mi	3/2.0	1,407 (-10%)	2mo	$185,000	$131	52
4602 Beth Ave S	0.62mi	4/2.0 (+1)	1,757 (+12%)	4mo	$274,500	$156	43

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: 19.1%
• Equity multiple: 2.54×
• Total profit: $135,880
• Equity at exit: $283,777

10-year hold

• IRR: 17.1%
• Equity multiple: 5.68×
• Total profit: $412,614
• Equity at exit: $611,976

Cash invested: $88,200 (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: 2476
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$306 /mo · $3,671/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-465

Break-even live

Break-even rent $2,644

Max offer price $232,816

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-376	+0% $-465	+5% $-554	+10% $-644
Rent	-10% $-628	-5% $-546	+0% $-465	+5% $-384	+10% $-303
Rate	-1.0pp $-307	-0.5pp $-385	base $-465	+0.5pp $-547	+1.0pp $-630

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.28mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	0.32mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	0.33mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	0.40mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	0.44mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	0.50mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	0.55mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	0.55mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.56mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.56mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	0.57mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	0.58mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	0.58mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	0.58mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	0.58mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.61mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	5d	1	0.63mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	25d	1	0.63mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.73mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	0.73mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	25d	1	0.73mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.74mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	25d	1	0.76mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	25d	1	0.78mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.79mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.79mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	25d	1	0.80mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	0.81mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.81mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.83mi
9099 Leatherwood Loop Lehigh Acres, FL	2.0	2.0	1564	$2,400	$1.53	25d	1	0.83mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.85mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	25d	1	0.86mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	0.86mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	25d	1	0.86mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.89mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	25d	1	0.94mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	23d	1	0.94mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.96mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.96mi

Listing history 11 events

1. 2026-06-22
   days on market $315,000 Active 17 DOM
2. 2026-06-18
   days on market $315,000 Active 14 DOM
3. 2026-06-17
   days on market $315,000 Active 13 DOM
4. 2026-06-16
   days on market $315,000 Active 12 DOM
5. 2026-06-15
   days on market $315,000 Active 11 DOM
6. 2026-06-13
   days on market $315,000 Active 9 DOM
7. 2026-06-10
   days on market $315,000 Active 6 DOM
8. 2026-06-09
   days on market $315,000 Active 5 DOM
9. 2026-06-08
   days on market $315,000 Active 4 DOM
10. 2026-06-07
    remarks 681-char remark
11. 2026-06-07
    listed $315,000 Active 3 DOM

ⓘ 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: $3,671 · $306/mo
• Projected year-2 tax: $3,671 · $306/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 10/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,666
• − Mortgage interest: −$17,645
• − Property taxes: −$3,671
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$9,164
• Taxable loss: −$11,335
• Est. tax savings @ 24.0%: +$2,720
• After-tax cash flow: $-2,862/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

+5843.4% since first listed

23 events — show timeline

• 2026-06-04 Listed $315,000 NAPLESMLS
• 2026-03-31 Listing Removed — NAPLESMLS
• 2025-11-06 Listed $325,000 NAPLESMLS
• 2025-08-30 Listing Removed — NAPLESMLS
• 2025-04-01 Listed $349,000 NAPLESMLS
• 2025-03-31 Listing Removed — NAPLESMLS
• 2025-01-28 Listed $349,000 NAPLESMLS
• 2024-12-31 Listing Removed — NAPLESMLS
• 2024-08-07 Price Changed $385,000 NAPLESMLS
• 2024-06-03 Listed $370,000 NAPLESMLS
• 2024-05-31 Listing Removed — NAPLESMLS
• 2024-01-17 Listed $390,000 NAPLESMLS
• 2023-12-31 Listing Removed — NAPLESMLS
• 2023-09-06 Price Changed $390,000 NAPLESMLS
• 2023-06-21 Listed $397,000 NAPLESMLS
• 2017-07-27 Sold (Public Records) $52,000 Public Records
• 2017-07-24 Sold (MLS) $5,200 FORTMLS
• 2017-07-23 Price Changed $5,450 FORTMLS
• 2017-06-14 Pending — FORTMLS
• 2017-03-14 Price Changed $4,750 FORTMLS
• 2015-04-02 Listed $5,250 FORTMLS
• 2004-06-07 Sold (Public Records) $10,900 Public Records
• 1984-08-01 Sold (Public Records) $5,300 Public Records

Property tax history

+43.1%/yr

Latest (2025): $3,671 · +799.9% YoY. Source: county tax records.