656 Foxchase Dr · Lehigh Acres, FL 33974

$319,000

4 bd · 2.0 ba · 1,671 sqft · Land · 156 Days on market

Built 2025 0.41 ac 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 +1.6/10.0
• Rent growth +1.3/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Discover the perfect canvas for your dream home at 656 Foxchase Dr, Lehigh Acres, FL! This expansive property offers an oversized lot, providing ample space to turn your vision into reality. Located in the thriving community of Lehigh Acres, this gem is situated in an up-and-coming area, promising a bright future for homeowners. Embrace the convenience of easy access to Interstate 75, connecting you seamlessly to surrounding areas and amenities. Whether you're looking to build your forever home or an investment property, this prime location sets the stage for endless possibilities. Don't miss out on the chance to create a living space that reflects your lifestyle—make 656 Foxchase Dr your gateway to a new chapter of homeownership in beautiful Lehigh Acres.

Key facts

• Quartz countertops
• High-end lighting
• New construction

Tags

• NEW CONSTRUCTION
• IMPACT RESISTANCE GLASS DOORS
• PORCELAIN TILE
• QUARTZ COUNTERTOPS
• HIGH-END LIGHTING
• MULTI TRAY CEILINGS

Property features AI

Finance

• Other: Oversized lot on plans (approximately 0.4145 acres); Lot exposure to the southwest; Zoned RS-1; Irrigation from well
• Financial info: Pets allowed
• HOA & community: No association fee; Community elevator

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story home; New construction; Northeast-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Security/high-impact doors; Room for a pool; Open porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Den (flex room)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; Dual sinks; Eat-in kitchen; Combined living/dining area; Shower-only bathroom with separate shower; Walk-in closets; Split bedroom layout; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Indoor laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (33.5% below list).
• Recommended offer: $212k (33.5% 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+, 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $80k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $319k implies a 1672% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,002 (33.5% 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 156 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.12%
• DSCR: 0.68
• 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: $133,817
• Equity at exit: $287,380

10-year hold

• IRR: 16.7%
• Equity multiple: 5.59×
• Total profit: $409,538
• Equity at exit: $619,747

Cash invested: $89,320 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-530

Break-even live

Break-even rent $2,791

Max offer price $242,348

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-419	+0% $-530	+5% $-640	+10% $-750
Rent	-10% $-697	-5% $-613	+0% $-530	+5% $-446	+10% $-362
Rate	-1.0pp $-369	-0.5pp $-449	base $-530	+0.5pp $-612	+1.0pp $-696

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	5d	1	0.25mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	0.36mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	0.46mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	0.47mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	0.49mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	23d	1	0.51mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.59mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.63mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	0.64mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	0.64mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.74mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.76mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.79mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	25d	1	0.91mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.97mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	0.98mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	3d	1	1.00mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	1.01mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	1.06mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.07mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.09mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	25d	1	1.11mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	1.23mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	1.32mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.35mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.44mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.44mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	1.47mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.47mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	1.47mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.48mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.48mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	1.50mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $319,000 Pending 156 DOM
2. 2026-06-10
   days on market $319,000 Active 155 DOM
3. 2026-06-09
   days on market $319,000 Active 154 DOM
4. 2026-06-07
   days on market $319,000 Active 152 DOM
5. 2026-06-02
   pricedays on market $319,000 Active 147 DOM
6. 2026-06-01
   days on market $377,000 Active 146 DOM
7. 2026-06-01
   days on market $377,000 Active 145 DOM
8. 2026-03-25
   price $377,000
9. 2026-03-11
   status Active
10. 2026-02-11
    price $378,500
11. 2026-02-11
    historical
12. 2025-12-11
    status Active
13. 2025-12-11
    price $359,000
14. 2025-11-10
    historical
15. 2025-11-09
    listed $399,000 Active
16. 2024-05-03
    soldstatus $18,000
17. 2024-04-26
    soldstatus $18,000 Closed 772-char remark

    Show marketing remark (772 chars)

    Discover the perfect canvas for your dream home at 656 Foxchase Dr, Lehigh Acres, FL! This expansive property offers an oversized lot, providing ample space to turn your vision into reality. Located in the thriving community of Lehigh Acres, this gem is situated in an up-and-coming area, promising a bright future for homeowners. Embrace the convenience of easy access to Interstate 75, connecting you seamlessly to surrounding areas and amenities. Whether you're looking to build your forever home or an investment property, this prime location sets the stage for endless possibilities. Don't miss out on the chance to create a living space that reflects your lifestyle—make 656 Foxchase Dr your gateway to a new chapter of homeownership in beautiful Lehigh Acres.

18. 2024-03-21
    status Pending 772-char remark

    Show marketing remark (772 chars)

    Discover the perfect canvas for your dream home at 656 Foxchase Dr, Lehigh Acres, FL! This expansive property offers an oversized lot, providing ample space to turn your vision into reality. Located in the thriving community of Lehigh Acres, this gem is situated in an up-and-coming area, promising a bright future for homeowners. Embrace the convenience of easy access to Interstate 75, connecting you seamlessly to surrounding areas and amenities. Whether you're looking to build your forever home or an investment property, this prime location sets the stage for endless possibilities. Don't miss out on the chance to create a living space that reflects your lifestyle—make 656 Foxchase Dr your gateway to a new chapter of homeownership in beautiful Lehigh Acres.

19. 2024-01-25
    price $24,000 772-char remark

    Show marketing remark (772 chars)

    Discover the perfect canvas for your dream home at 656 Foxchase Dr, Lehigh Acres, FL! This expansive property offers an oversized lot, providing ample space to turn your vision into reality. Located in the thriving community of Lehigh Acres, this gem is situated in an up-and-coming area, promising a bright future for homeowners. Embrace the convenience of easy access to Interstate 75, connecting you seamlessly to surrounding areas and amenities. Whether you're looking to build your forever home or an investment property, this prime location sets the stage for endless possibilities. Don't miss out on the chance to create a living space that reflects your lifestyle—make 656 Foxchase Dr your gateway to a new chapter of homeownership in beautiful Lehigh Acres.

20. 2023-12-18
    listed $28,000 Active 772-char remark

    Show marketing remark (772 chars)

    Discover the perfect canvas for your dream home at 656 Foxchase Dr, Lehigh Acres, FL! This expansive property offers an oversized lot, providing ample space to turn your vision into reality. Located in the thriving community of Lehigh Acres, this gem is situated in an up-and-coming area, promising a bright future for homeowners. Embrace the convenience of easy access to Interstate 75, connecting you seamlessly to surrounding areas and amenities. Whether you're looking to build your forever home or an investment property, this prime location sets the stage for endless possibilities. Don't miss out on the chance to create a living space that reflects your lifestyle—make 656 Foxchase Dr your gateway to a new chapter of homeownership in beautiful Lehigh Acres.

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $25,440
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$9,280
• Taxable loss: −$12,159
• Est. tax savings @ 24.0%: +$2,918
• After-tax cash flow: $-3,438/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

+1246.4% since first listed

13 events — show timeline

• 2026-03-25 Price Changed $377,000 FORTMLS
• 2026-03-11 Relisted — FORTMLS
• 2026-02-11 Listing Removed — FORTMLS
• 2026-02-11 Price Changed $378,500 FORTMLS
• 2025-12-11 Relisted — FORTMLS
• 2025-12-11 Price Changed $359,000 FORTMLS
• 2025-11-10 Listing Removed — FORTMLS
• 2025-11-09 Listed $399,000 FORTMLS
• 2024-05-03 Sold (Public Records) $18,000 Public Records
• 2024-04-26 Sold (MLS) $18,000 FORTMLS
• 2024-03-21 Pending — FORTMLS
• 2024-01-25 Price Changed $24,000 FORTMLS
• 2023-12-18 Listed $28,000 FORTMLS

Property tax history

+19.5%/yr

Latest (2025): $574 · +36.8% YoY. Source: county tax records.