324 Marabou Dr · Lehigh Acres, FL 33936

$277,999

3 bd · 2.0 ba · 1,487 sqft · SingleFamily · 3 Days on market

Built 2026 10,759 sqft lot Est $293k · 5% under

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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).

• ARV discount +9.8/15.0
• Cash flow +7.6/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Wake up in a beautiful community nestled in the heart of Lehigh Acres, FL, all within easy reach of championship golf courses, pristine lakes and popular Gulf Coast beaches. This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner’s suite with an attached bathroom and walk-in closet. Prices, dimensions and features may vary and

Key facts

• Central island
• Pristine lakes
• Gulf coast beaches

Tags

• CHAMPIONSHIP GOLF COURSES
• PRISTINE LAKES
• GULF COAST BEACHES
• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND
• OWNER'S SUITE

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home, Bloom plan; Spec inventory, active listing
• Exterior features: Living area approximately 1487

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Bloom plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (27.7% below list).
• Recommended offer: $201k (27.7% 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 soft (-0.8%/yr); 644 active listings in the ZIP; 40 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).
• At $2,010/mo this rent would consume 47% of the median local household income ($51k/yr) (locally 1027% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $201,004 (27.7% 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $292,939
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
397 Martineau Cir Unit 118-27	0.28mi	3/2.0	1,487 (0%)	7mo	$279,597	$188	81
354 Martineau Cir	0.35mi	3/2.0	1,487 (0%)	6mo	$269,597	$181	79
710 Altair Ave	0.64mi	3/2.0	1,272 (-14%)	2mo	$250,000	$197	45
715 Rue Labeau Cir	0.69mi	3/2.0	1,283 (-14%)	22mo	$265,000	$207	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.07×
• Total profit: $-72,133
• Equity at exit: $41,451

10-year hold

• IRR: -44.8%
• Equity multiple: -0.45×
• Total profit: $-112,785
• Equity at exit: $24,036

Cash invested: $77,840 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 644
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$347 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-333

Break-even live

Break-even rent $2,432

Max offer price $229,776

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-237	+0% $-333	+5% $-429	+10% $-525
Rent	-10% $-492	-5% $-413	+0% $-333	+5% $-254	+10% $-174
Rate	-1.0pp $-193	-0.5pp $-263	base $-333	+0.5pp $-405	+1.0pp $-479

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	5d	1	0.09mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	18d	1	0.26mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.78mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	0.93mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	0.98mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,700	$1.02	5d	1	1.00mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,800	$1.08	25d	1	1.00mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.02mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	5d	1	1.02mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	5d	1	1.02mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	12d	1	1.04mi
839 Yellowbird Dr Fort Myers, FL	3.0	2.0	1461	$1,895	$1.30	25d	1	1.10mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.14mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	1.15mi
215 Mossrosse St Fort Myers, FL	3.0	2.0	1422	$2,011	$1.41	5d	1	1.16mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	1.18mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	1.18mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	1.18mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	1.21mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	1.21mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	16d	1	1.22mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.26mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	1.28mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	1.28mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	25d	1	1.32mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	5d	1	1.33mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	15d	1	1.34mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.34mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.34mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	23d	1	1.34mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	25d	1	1.36mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	18d	1	1.36mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	25d	1	1.37mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	25d	1	1.39mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	21d	1	1.39mi
185 Yager Cir Fort Myers, FL	3.0	2.0	1461	$1,950	$1.33	23d	1	1.40mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	1.42mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	1.42mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	1.42mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	5d	1	1.44mi

Listing history 8 events

1. 2026-06-22
   days on market $277,999 Active 3 DOM
2. 2026-06-19
   remarks 693-char remark
3. 2026-06-19
   days on marketlisting id $277,999 Active 1 DOM
4. 2026-06-17
   days on market $277,999 Active 4 DOM
5. 2026-06-16
   days on market $277,999 Active 3 DOM
6. 2026-06-16
   days on market $277,999 Active 2 DOM
7. 2026-06-13
   remarks 400-char remark
8. 2026-06-13
   listed $277,999 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,120
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$8,087
• Taxable loss: −$8,958
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-1,849/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): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• 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