728 La Plata Ave · Lehigh Acres, FL 33974

$419,950

4 bd · 3.0 ba · 2,040 sqft · Land · 155 Days on market

Built 2026 0.28 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

NO HOA - NO FLOODZONE - NO ASSOCIATION - 4BR/3bath/3CAR with Drive-thru 3rd CAR for additional hidden parking / storage on side behind 3rd garage. 3rd FULL Bath off HUGE Lanai & 2nd MBR. HUGE 37 x 10 LANAI has Summer Kitchen w/ Sink. OVERSIZED LOT backs up to beautiful canal. Near I82/Parkdale/Homestead/Jaguar. Still Time to Make Selections. OPEN CONCEPT FLOORPLAN with Large Island Kitchen. Gorgeous Finishes throughout. FULL Tile Floors and Shower/Tub Walls w/ Crack Isolation membrane. Premium 42" cabinets & Quartz Tops. Kwikset Signature door handles. Moen Plumbing Fixtures. Openers w/ wifi. Premium GE Appliances. Our Properly Compacted Fill Soil Foundation is the only pro

Key facts

• Drive-thru 3rd car
• No floodzone
• Huge lanai

Tags

• NO HOA
• NO FLOODZONE
• DRIVE-THRU 3RD CAR
• HUGE LANAI
• SUMMER KITCHEN
• OVERSIZED LOT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 3-car garage with garage door opener; Driveway parking; Paved parking; Two additional parking spaces
• Security: Security system; Smoke detectors
• Utilities: Well water; Septic tank sewer; Cable available; High-speed internet available
• Home design: Single-story home; Under construction with building permit; Shingle roof; Block, concrete and stucco construction; Faces east; West exposure on lot; Canal access waterfront
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Outdoor kitchen; Room for pool; Open porch; Porch; Security/high impact doors

Interior

• Kitchen: Cooktop; Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Freezer; Refrigerator with ice maker; Water purifier; Kitchen island; Breakfast bar
• Bedrooms: Master bedroom (15 x 12); Two additional bedrooms (each 12 x 12); Additional den (10 x 10) which can serve as guest quarters or office
• Flooring: Tile flooring throughout
• Bathrooms: Three full bathrooms; Primary baths with dual sinks and separate showers
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Attic; Breakfast bar and breakfast area; Built-in features; Coffered ceilings; Dual sinks; Entrance foyer; French doors / atrium doors; Kitchen island; Living/dining room; Custom mirrors; Multiple primary suites; Pantry; Pull-down attic stairs; Split bedrooms; Shower only (separate shower); Cable TV; Home office
• Laundry & utility: Washer and dryer included; Laundry tub; Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $420k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (45.7% below list).
• Recommended offer: $228k (45.7% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $45k of equity ($3k loan paydown + $42k 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 ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 5 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 $23k; list at $420k implies a 1726% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,239 (45.7% 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 155 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 15.3

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: 15.8%
• Equity multiple: 2.29×
• Total profit: $152,060
• Equity at exit: $378,324

10-year hold

• IRR: 14.8%
• Equity multiple: 5.18×
• Total profit: $490,932
• Equity at exit: $815,870

Cash invested: $117,586 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,299/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-1,099

Break-even live

Break-even rent $3,674

Max offer price $260,910

Occupancy floor —

Sensitivity live

Price	-10% $-809	-5% $-954	+0% $-1,099	+5% $-1,244	+10% $-1,389
Rent	-10% $-1,279	-5% $-1,189	+0% $-1,099	+5% $-1,009	+10% $-919
Rate	-1.0pp $-888	-0.5pp $-992	base $-1,099	+0.5pp $-1,208	+1.0pp $-1,319

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: $104,988
• Closing costs: $12,598
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	17d	1	0.02mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	4d	1	0.25mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	11d	1	0.31mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	4d	1	0.89mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,800	$1.08	24d	1	0.94mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,700	$1.02	4d	1	0.94mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	24d	1	1.00mi
215 Mossrosse St Fort Myers, FL	3.0	2.0	1422	$2,011	$1.41	4d	1	1.01mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	1.02mi
839 Yellowbird Dr Fort Myers, FL	3.0	2.0	1461	$1,895	$1.30	24d	1	1.04mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.06mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	22d	1	1.14mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	24d	1	1.20mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	20d	1	1.20mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	1.21mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	17d	1	1.21mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	24d	1	1.21mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	1.22mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	24d	1	1.24mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	1.26mi
185 Yager Cir Fort Myers, FL	3.0	2.0	1461	$1,950	$1.33	22d	1	1.27mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	24d	1	1.30mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	15d	1	1.30mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	4d	1	1.30mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	24d	1	1.36mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	24d	1	1.37mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	24d	1	1.38mi
19972 Green Pasture Rd Lehigh Acres, FL	5.0	2.5	2959	$3,000	$1.01	22d	1	1.42mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	4d	1	1.43mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	24d	1	1.43mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	1.45mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	24d	1	1.46mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	24d	1	1.46mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	4d	1	1.46mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	1.48mi

Listing history 27 events

1. 2026-06-17
   days on market $419,950 Active 155 DOM
2. 2026-06-16
   days on market $419,950 Active 154 DOM
3. 2026-06-15
   days on market $419,950 Active 153 DOM
4. 2026-06-13
   days on market $419,950 Active 151 DOM
5. 2026-06-10
   days on market $419,950 Active 148 DOM
6. 2026-06-09
   days on market $419,950 Active 147 DOM
7. 2026-06-07
   days on market $419,950 Active 145 DOM
8. 2026-06-02
   days on market $419,950 Active 140 DOM
9. 2026-06-01
   days on market $419,950 Active 139 DOM
10. 2026-06-01
    days on market $419,950 Active 138 DOM
11. 2026-05-06
    price $419,905
12. 2026-05-02
    price $419,900
13. 2026-04-03
    price $409,900
14. 2026-01-05
    historical
15. 2025-12-28
    listed $409,000 Active
16. 2025-11-05
    listed $38,500 Active
17. 2025-06-23
    historical
18. 2025-03-23
    listed $385,000 Active
19. 2024-09-30
    soldstatus $23,000
20. 2024-09-27
    soldstatus $23,000
21. 2024-09-27
    soldstatus $23,000 Closed
22. 2024-09-27
    listed $23,000
23. 2024-08-27
    status Pending
24. 2024-08-22
    price $24,500
25. 2024-08-19
    price $26,000
26. 2024-08-13
    listed $27,000 Active
27. 1993-02-05
    soldstatus $13,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $27,389
• − Mortgage interest: −$23,524
• − Property taxes: −$6,299
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$12,217
• Taxable loss: −$21,133
• Est. tax savings @ 24.0%: +$5,072
• After-tax cash flow: $-8,117/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

+3010.4% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $419,905 FORTMLS
• 2026-05-02 Price Changed $419,900 FORTMLS
• 2026-04-03 Price Changed $409,900 FORTMLS
• 2026-01-05 Listing Removed — FORTMLS
• 2025-12-28 Listed $409,000 FORTMLS
• 2025-11-05 Listed $38,500 FORTMLS
• 2025-06-23 Listing Removed — FORTMLS
• 2025-03-23 Listed $385,000 FORTMLS
• 2024-09-30 Sold (Public Records) $23,000 Public Records
• 2024-09-27 Listed $23,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Sold (MLS) $23,000 FORTMLS
• 2024-09-27 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-27 Pending — FORTMLS
• 2024-08-22 Price Changed $24,500 FORTMLS
• 2024-08-19 Price Changed $26,000 FORTMLS
• 2024-08-13 Listed $27,000 FORTMLS
• 1993-02-05 Sold (Public Records) $13,500 Public Records

Property tax history

+17.5%/yr

Latest (2025): $478 · +24.8% YoY. Source: county tax records.