732 Brazos St E · Lehigh Acres, FL 33971

$274,500

3 bd · 2.0 ba · 1,285 sqft · Land · 116 Days on market

Built 2026 ↓ 3% since listing

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

Key facts

• 2 garage spots
• Built 2026
• Listed 116 days

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved access; Garage door opener
• Security: Security/high impact doors; Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; New construction; Faces north; Entry at level 1
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open patio and porch; Patio; Porch; Room for a pool; Automatic sprinklers; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker)
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Impact glass windows; Breakfast bar; Eat-in kitchen; Dual sinks; Pantry; Shower only (separate shower); Cable TV ready; Vaulted ceilings; Walk-in closets; Split bedroom floorplan; Main level primary bedroom
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $274k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (26.7% below list).
• Recommended offer: $201k (26.7% 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); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 116 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $201,173 (26.7% 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. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -27.8%
• Equity multiple: 0.09×
• Total profit: $-69,946
• Equity at exit: $40,929

10-year hold

• IRR: -42.7%
• Equity multiple: -0.42×
• Total profit: $-108,807
• Equity at exit: $23,734

Cash invested: $76,860 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,440
• Tax est. 1.5%: −$343 /mo · $4,118/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-308

Break-even live

Break-even rent $2,401

Max offer price $229,969

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-213	+0% $-308	+5% $-403	+10% $-497
Rent	-10% $-467	-5% $-387	+0% $-308	+5% $-228	+10% $-149
Rate	-1.0pp $-170	-0.5pp $-238	base $-308	+0.5pp $-379	+1.0pp $-451

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.16mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.40mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.44mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	0.49mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	22d	1	0.56mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.57mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.59mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.59mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.59mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	0.60mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	0.60mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.60mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.60mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.66mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	0.70mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.71mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.71mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.78mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	0.83mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	16d	1	0.87mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	4d	1	0.88mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	22d	1	0.92mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	0.92mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	0.93mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.94mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	0.95mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.95mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.95mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	0.98mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.99mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	1.01mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.01mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	4d	1	1.03mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.04mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	1.06mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	1.08mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	4d	1	1.11mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	16d	1	1.12mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.12mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	1.16mi

Listing history 14 events

1. 2026-06-22
   days on market $274,500 Active 116 DOM
2. 2026-06-17
   days on market $274,500 Active 112 DOM
3. 2026-06-16
   days on market $274,500 Active 111 DOM
4. 2026-06-16
   days on market $274,500 Active 110 DOM
5. 2026-06-13
   days on market $274,500 Active 108 DOM
6. 2026-06-09
   statusdays on marketlisting id $274,500 Active 104 DOM
7. 2026-05-05
   status Pending
8. 2026-03-26
   price $274,500 313-char remark

   Show marketing remark (313 chars)

   As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

9. 2026-03-25
   price $274,500
10. 2026-03-13
    status Active 313-char remark

    Show marketing remark (313 chars)

    As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

11. 2026-03-13
    price $282,990 313-char remark

    Show marketing remark (313 chars)

    As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

12. 2026-03-06
    historical 313-char remark

    Show marketing remark (313 chars)

    As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

13. 2026-02-17
    listed $284,990 Active 313-char remark

    Show marketing remark (313 chars)

    As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

14. 2026-02-12
    listed $282,990 Active

ⓘ 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: $24,141
• − Mortgage interest: −$15,376
• − Property taxes: −$4,118
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$7,985
• Taxable loss: −$8,573
• Est. tax savings @ 24.0%: +$2,058
• After-tax cash flow: $-1,635/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

-3.0% since first listed

8 events — show timeline

• 2026-05-05 Pending — FORTMLS
• 2026-03-26 Price Changed $274,500 Zillow
• 2026-03-25 Price Changed $274,500 FORTMLS
• 2026-03-13 Relisted — Zillow
• 2026-03-13 Price Changed $282,990 Zillow
• 2026-03-06 Delisted — Zillow
• 2026-02-17 Listed $284,990 Zillow
• 2026-02-12 Listed $282,990 FORTMLS