1122 Craft St E · Lehigh Acres, FL 33974

$270,000

3 bd · 2.0 ba · 1,325 sqft · Land · 4 Days on market

Built 2025 10,001 sqft 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).

• Cash flow +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.3/5.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Excellent opportunity! Brand-new construction featuring 3 bedrooms and 2 bathrooms in a central Lehigh Acres location.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Property type: Residential; Development: Lehigh Acres; Lot regular, landscaped and wooded areas; Lot total area approximately 0.2296 acres; Surveyed lot dimensions; Zoning: RS-1
• HOA & community: No HOA maintenance; No community amenities; Non-gated community

Exterior

• Parking: Attached 2-car garage; 2+ parking spaces
• Security: Entry keypad
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single family residence; 1 story / ranch; Rear exposure facing south
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Impact resistant doors and windows; Window types: picture, single hung, sliding
• Exterior features: Patio

Interior

• Kitchen: Island; Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Foyer; French doors; Smoke detectors; Walk-in closet; Split bedroom floor plan; 4 ceiling fans; Open porch / lanai; Family room
• Laundry & utility: Laundry in garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-7 ($-87/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (25.5% below list).
• Recommended offer: $201k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 2y 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 $18k; list at $270k implies a 1400% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,076 (25.5% 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. 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: 0.74% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 11.2

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: 23.3%
• Equity multiple: 2.86×
• Total profit: $140,558
• Equity at exit: $243,237

10-year hold

• IRR: 20.2%
• Equity multiple: 6.34×
• Total profit: $403,464
• Equity at exit: $524,551

Cash invested: $75,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-7

Break-even live

Break-even rent $2,020

Max offer price $268,718

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $69	+0% $-7	+5% $-84	+10% $-160
Rent	-10% $-166	-5% $-87	+0% $-7	+5% $72	+10% $152
Rate	-1.0pp $129	-0.5pp $61	base $-7	+0.5pp $-77	+1.0pp $-148

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.26mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	0.37mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	0.39mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	3d	1	0.43mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.48mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	4d	1	0.49mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	4d	1	0.52mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	25d	1	0.62mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	25d	1	0.64mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.65mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.66mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	0.69mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	20d	1	0.76mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	0.79mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	0.80mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.83mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	0.83mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.84mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	0.84mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.88mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.90mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	4d	1	0.95mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	4d	1	0.96mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	25d	1	1.09mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.09mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	25d	1	1.10mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	1.12mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	1.17mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.22mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	1.27mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.29mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	1.39mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	4d	1	1.42mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.44mi

Listing history 27 events

1. 2026-05-03
   status Pending
2. 2026-04-28
   listed $270,000 Active
3. 2026-04-22
   historical
4. 2026-04-16
   listed $275,000 Active
5. 2026-04-16
   historical
6. 2026-01-30
   listed $279,900 Active
7. 2026-01-30
   historical
8. 2026-01-23
   listed $285,000 Active
9. 2026-01-23
   historical
10. 2026-01-06
    listed $295,000 Active
11. 2026-01-06
    historical
12. 2025-11-13
    listed $300,000 Active
13. 2025-11-13
    historical
14. 2025-11-05
    listed $309,900 Active
15. 2025-09-30
    historical
16. 2025-09-30
    historical
17. 2025-05-29
    listed $300,000 Active
18. 2025-05-29
    historical
19. 2025-04-22
    price $300,000
20. 2025-04-22
    listed $300,000 Active
21. 2025-03-14
    price $335,000
22. 2025-01-24
    listed $349,997 Active
23. 2025-01-21
    historical
24. 2024-12-13
    price $349,997
25. 2024-11-14
    listed $364,000 Active
26. 2023-10-16
    soldstatus $18,000
27. 2004-10-25
    soldstatus $20,500

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$1,433/yr (+$119/mo · 177.3%)

ⓘ 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 9/10 Extreme 6 d/yr ≥108°F today · 22 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: $24,129
• − Mortgage interest: −$15,124
• − Property taxes: −$808
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$7,855
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $1,081/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

+1217.1% since first listed

27 events — show timeline

• 2026-05-03 Pending — NAPLESMLS
• 2026-04-28 Listed $270,000 NAPLESMLS
• 2026-04-22 Listing Removed — FORTMLS
• 2026-04-16 Listing Removed — FORTMLS
• 2026-04-16 Listed $275,000 FORTMLS
• 2026-01-30 Listing Removed — FORTMLS
• 2026-01-30 Listed $279,900 FORTMLS
• 2026-01-23 Listing Removed — FORTMLS
• 2026-01-23 Listed $285,000 FORTMLS
• 2026-01-06 Listing Removed — FORTMLS
• 2026-01-06 Listed $295,000 FORTMLS
• 2025-11-13 Listing Removed — FORTMLS
• 2025-11-13 Listed $300,000 FORTMLS
• 2025-11-05 Listed $309,900 FORTMLS
• 2025-09-30 Listing Removed — NAPLESMLS
• 2025-09-30 Listing Removed — MARMLS
• 2025-05-29 Listing Removed — MARMLS
• 2025-05-29 Listed $300,000 MARMLS
• 2025-04-22 Price Changed $300,000 NAPLESMLS
• 2025-04-22 Listed $300,000 MARMLS
• 2025-03-14 Price Changed $335,000 NAPLESMLS
• 2025-01-24 Listed $349,997 NAPLESMLS
• 2025-01-21 Listing Removed — FORTMLS
• 2024-12-13 Price Changed $349,997 FORTMLS
• 2024-11-14 Listed $364,000 FORTMLS
• 2023-10-16 Sold (Public Records) $18,000 Public Records
• 2004-10-25 Sold (Public Records) $20,500 Public Records

Property tax history

+59.7%/yr

Latest (2025): $808 · +114.0% YoY. Source: county tax records.