222 Silent Lake Dr · Lehigh Acres, FL 33974

$313,385

4 bd · 2.0 ba · 1,580 sqft · SingleFamily · 365 Days on market

Built 2025 Est $307k · at est.

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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 +6.6/30.0
• ARV discount +6.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0
• DSCR +0.9/10.0

Key facts

• 2 garage spots
• Built 2025
• Listed 364 days

Property features AI

Finance

• Financial info: List price: $313,385

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family spec home — Plan: Daniel; Active listing
• Exterior features: Address: 222 Silent Lake Dr, Lehigh Acres, FL 33974

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,580 livable area)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (33.2% below list).
• Recommended offer: $209k (33.2% 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 24d 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 + $31k 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 365 days — a 12% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,319 (33.2% 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 365 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $306,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Linville Pl	0.20mi	3/2.0 (-1)	1,608 (+2%)	4mo	$290,000	$180	79
261 Moonlit Lake Trl	0.20mi	3/2.0 (-1)	1,521 (-4%)	6mo	$310,000	$204	74
654 Lakeside Oasis Ave	0.18mi	3/2.0 (-1)	1,521 (-4%)	11mo	$327,529	$215	71
252 Moonlit Lake Trl	0.16mi	3/2.0 (-1)	1,742 (+10%)	3mo	$345,500	$198	68
763 Cadis St E	0.61mi	4/2.0	1,600 (+1%)	3mo	$310,000	$194	67
193 Verdun Ave S	0.44mi	3/2.0 (-1)	1,566 (-1%)	10mo	$325,900	$208	65
212 Lausanne Ave	0.53mi	4/2.0	1,638 (+4%)	6mo	$340,000	$208	64
723 Cadis St E	0.44mi	4/2.0	1,700 (+8%)	4mo	$319,000	$188	64
200 Danby Rd	0.44mi	3/2.0 (-1)	1,678 (+6%)	3mo	$289,000	$172	62
218 Lomax Ave S	0.44mi	3/2.5 (-1)	1,713 (+8%)	3mo	$275,000	$161	56
320 Laurel Ave	0.68mi	3/2.0 (-1)	1,652 (+5%)	2mo	$250,000	$151	54
379 Charwood Ave S	0.69mi	3/3.0 (-1)	1,780 (+13%)	3mo	$250,000	$140	36

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: 18.6%
• Equity multiple: 2.50×
• Total profit: $131,958
• Equity at exit: $282,322

10-year hold

• IRR: 16.7%
• Equity multiple: 5.60×
• Total profit: $403,324
• Equity at exit: $608,838

Cash invested: $87,748 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,643
• Tax est. 1.5%: −$392 /mo · $4,701/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-512

Break-even live

Break-even rent $2,741

Max offer price $239,281

Occupancy floor —

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: $78,346
• Closing costs: $9,402
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	12d	1	0.13mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	24d	1	0.30mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	3d	1	0.30mi
286 Justene Cir Lehigh Acres, FL	3.0	2.0	1839	$1,900	$1.03	24d	1	0.37mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	14d	1	0.40mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	24d	1	0.41mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	24d	1	0.41mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.55mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	24d	1	0.61mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	24d	1	0.62mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	0.64mi
264 Ground Dove Cir Lehigh Acres, FL	4.0	2.0	1683	$2,300	$1.37	24d	1	0.67mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	24d	1	0.68mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	3d	1	0.68mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.70mi
107 W Lake Dr Lehigh Acres, FL	3.0	2.0	1610	$2,100	$1.30	24d	1	0.72mi
706 Arianne Ct Lehigh Acres, FL	4.0	3.0	2009	$2,600	$1.29	24d	1	0.74mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	0.76mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	16d	1	0.79mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	0.79mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	0.84mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	15d	1	0.84mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	0.84mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	16d	1	0.85mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	0.88mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	0.91mi
222 Ground Dove Cir Lehigh Acres, FL	3.0	2.0	1417	$1,695	$1.20	10d	1	0.91mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	24d	1	0.93mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	24d	1	0.94mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	24d	1	0.95mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	24d	1	0.95mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	24d	1	0.96mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.96mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	3d	1	0.98mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	24d	1	1.03mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	24d	1	1.04mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	1.04mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	24d	1	1.06mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	24d	1	1.07mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	1.07mi

Listing history 8 events

1. 2026-06-17
   days on market $313,385 Active 365 DOM
2. 2026-06-16
   days on market $313,385 Active 364 DOM
3. 2026-06-16
   days on market $313,385 Active 363 DOM
4. 2026-06-13
   days on market $313,385 Active 361 DOM
5. 2026-06-09
   days on market $313,385 Active 357 DOM
6. 2026-06-07
   days on market $313,385 Active 355 DOM
7. 2026-06-01
   days on market $313,385 Active 349 DOM
8. 2026-06-01
   days on market $313,385 Active 348 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,118
• − Mortgage interest: −$17,554
• − Property taxes: −$4,701
• − Insurance: −$1,567
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$9,117
• Taxable loss: −$11,839
• Est. tax savings @ 24.0%: +$2,841
• After-tax cash flow: $-3,304/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