453 Greenbriar Blvd · Lehigh Acres, FL 33972

$289,900

3 bd · 2.0 ba · 1,195 sqft · Land · 79 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).

• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a lot to build your dream home on or build an investment home, then you need to take a look at this lot. There are newer homes being built in the area in the Greenbriar area. You have easy access to get to Route 80 to get to shopping & dining.

Key facts

• Quartz countertops
• Vaulted ceiling
• Luxury vinyl planks

Tags

• OPEN-CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANKS
• VAULTED CEILING
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

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

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Room for pool; Security/high impact doors; Rectangular, paved lot; South exposure; Canal access waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen island; Pantry
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; Vaulted ceilings; Dual sinks; Kitchen island; Pantry; Tub with shower; Walk-in closet(s); Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-668 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (41.7% below list).
• Recommended offer: $169k (41.7% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 79 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $17k; list at $290k implies a 1605% 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,070 (41.7% 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 79 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.87%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.05×
• Total profit: $-85,426
• Equity at exit: $43,225

10-year hold

• IRR: -26.0%
• Equity multiple: -0.37×
• Total profit: $-111,594
• Equity at exit: $25,065

Cash invested: $81,172 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-668

Break-even live

Break-even rent $2,536

Max offer price $193,271

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
397 Greenbriar Blvd Lehigh Acres, FL	2.0	2.0	1132	$1,295	$1.14	24d	1	0.45mi
363 Greenbriar Blvd Lehigh Acres, FL	2.0	2.0	1133	$1,425	$1.26	21d	1	0.64mi
359 Greenbriar Blvd Lehigh Acres, FL	2.0	2.0	1132	$1,290	$1.14	16d	1	0.66mi
353 Reeves St Lehigh Acres, FL	2.0	2.0	1132	$1,299	$1.15	24d	1	0.71mi
317 Urbana St Unit Apartment Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	0.89mi
1920 Latona St Lehigh Acres, FL	2.0	2.0	1132	$1,325	$1.17	24d	1	0.97mi
225 Rogers St Lehigh Acres, FL	2.0	2.0	1138	$1,400	$1.23	10d	1	1.11mi
575 Oakshire Ln Lehigh Acres, FL	3.0	2.0	1143	$2,000	$1.75	24d	1	1.13mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	24d	1	1.23mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	3d	1	1.36mi
2004 Rosa Ct Unit 2004 Lehigh Acres, FL	3.0	2.0	1304	$1,950	$1.50	24d	1	1.49mi

Listing history 22 events

1. 2026-06-17
   days on market $289,900 Active 79 DOM
2. 2026-06-16
   days on market $289,900 Active 78 DOM
3. 2026-06-15
   days on market $289,900 Active 77 DOM
4. 2026-06-13
   days on market $289,900 Active 75 DOM
5. 2026-06-10
   days on market $289,900 Active 72 DOM
6. 2026-06-09
   days on market $289,900 Active 71 DOM
7. 2026-06-07
   days on market $289,900 Active 69 DOM
8. 2026-06-03
   days on market $289,900 Active 65 DOM
9. 2026-06-02
   days on market $289,900 Active 64 DOM
10. 2026-06-01
    days on market $289,900 Active 63 DOM
11. 2026-06-01
    days on market $289,900 Active 62 DOM
12. 2026-03-28
    listed $289,900 Active
13. 2024-06-07
    soldstatus $17,000 Closed 272-char remark

    Show marketing remark (272 chars)

    If you are looking for a lot to build your dream home on or build an investment home, then you need to take a look at this lot. There are newer homes being built in the area in the Greenbriar area. You have easy access to get to Route 80 to get to shopping & dining.

14. 2024-06-07
    soldstatus $17,000

    Show marketing remark (272 chars)

    If you are looking for a lot to build your dream home on or build an investment home, then you need to take a look at this lot. There are newer homes being built in the area in the Greenbriar area. You have easy access to get to Route 80 to get to shopping & dining.

15. 2024-05-21
    status Pending 272-char remark

    Show marketing remark (272 chars)

    If you are looking for a lot to build your dream home on or build an investment home, then you need to take a look at this lot. There are newer homes being built in the area in the Greenbriar area. You have easy access to get to Route 80 to get to shopping & dining.

16. 2024-04-30
    price $17,000 272-char remark

    Show marketing remark (272 chars)

    If you are looking for a lot to build your dream home on or build an investment home, then you need to take a look at this lot. There are newer homes being built in the area in the Greenbriar area. You have easy access to get to Route 80 to get to shopping & dining.

17. 2024-03-13
    listed $19,000 Active 272-char remark

    Show marketing remark (272 chars)

    If you are looking for a lot to build your dream home on or build an investment home, then you need to take a look at this lot. There are newer homes being built in the area in the Greenbriar area. You have easy access to get to Route 80 to get to shopping & dining.

18. 2024-02-28
    historical
19. 2023-11-18
    price $19,500
20. 2023-10-07
    status Active
21. 2023-10-07
    status Pending
22. 2023-08-31
    listed $23,500 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,288
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$8,433
• Taxable loss: −$13,428
• Est. tax savings @ 24.0%: +$3,223
• After-tax cash flow: $-4,791/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+1133.6% since first listed

11 events — show timeline

• 2026-03-28 Listed $289,900 FORTMLS
• 2024-06-07 Sold (Public Records) $17,000 Public Records
• 2024-06-07 Sold (MLS) $17,000 FORTMLS
• 2024-05-21 Pending — FORTMLS
• 2024-04-30 Price Changed $17,000 FORTMLS
• 2024-03-13 Listed $19,000 FORTMLS
• 2024-02-28 Listing Removed — FORTMLS
• 2023-11-18 Price Changed $19,500 FORTMLS
• 2023-10-07 Relisted — FORTMLS
• 2023-10-07 Pending — FORTMLS
• 2023-08-31 Listed $23,500 FORTMLS

Property tax history

+17.9%/yr

Latest (2025): $448 · +24.6% YoY. Source: county tax records.