722 Kari Cir · Lehigh Acres, FL 33974

$339,900

3 bd · 2.0 ba · 1,387 sqft · Land · 130 Days on market

Built 2025 0.26 ac 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +1.3/5.0
• 1% rule +1.1/10.0

Listing remarks MLS

Vacant land

Key facts

• Covered back patio
• 0.26 acre lot
• 2 garage spots

Tags

• FULLY UPGRADED KITCHEN
• COVERED BACK PATIO
• SPACIOUS OPEN FAMILY ROOM
• SERENE PRIMARY BEDROOM RETREAT

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Security: Smoke detectors
• Utilities: Cable available; Well water; Septic tank
• Home design: Single-story; New construction; Faces east; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Security/high-impact doors; Rectangular lot; West exposure; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Range; Microwave; Disposal; Icemaker; Refrigerator (with ice maker); Pantry; Kitchen island
• Bedrooms: Master bedroom (main level); Two additional bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Separate shower
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Impact glass windows; Window coverings; Kitchen island; Open living/dining area; Main-level primary bedroom; Pantry; Separate shower (shower only); Walk-in closets; Window treatments; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (39.1% below list).
• Recommended offer: $207k (39.1% 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); 2476 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $44k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $340k implies a 1519% 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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,111 (39.1% 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 130 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 13.7

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $155,838
• Equity at exit: $306,209

10-year hold

• IRR: 18.0%
• Equity multiple: 5.89×
• Total profit: $465,789
• Equity at exit: $660,351

Cash invested: $95,172 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-362

Break-even live

Break-even rent $2,529

Max offer price $276,032

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-265	+0% $-362	+5% $-458	+10% $-554
Rent	-10% $-525	-5% $-443	+0% $-362	+5% $-280	+10% $-198
Rate	-1.0pp $-190	-0.5pp $-275	base $-362	+0.5pp $-450	+1.0pp $-539

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.14mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	5d	1	0.23mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	5d	1	0.83mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,800	$1.08	25d	1	0.85mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,700	$1.02	5d	1	0.85mi
839 Yellowbird Dr Fort Myers, FL	3.0	2.0	1461	$1,895	$1.30	25d	1	0.95mi
215 Mossrosse St Fort Myers, FL	3.0	2.0	1422	$2,011	$1.41	5d	1	0.96mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.99mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	12d	1	1.10mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	1.13mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.15mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	1.19mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	1.19mi
185 Yager Cir Fort Myers, FL	3.0	2.0	1461	$1,950	$1.33	23d	1	1.22mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.22mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	5d	1	1.22mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	1.31mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	1.33mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	1.34mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	1.34mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.36mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	1.38mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	16d	1	1.42mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	1.44mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	1.46mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	1.47mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	1.47mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	5d	1	1.49mi

Listing history 28 events

1. 2026-06-22
   days on market $339,900 Active 130 DOM
2. 2026-06-17
   days on market $339,900 Active 126 DOM
3. 2026-06-16
   days on market $339,900 Active 125 DOM
4. 2026-06-15
   days on market $339,900 Active 124 DOM
5. 2026-06-13
   statusdays on market $339,900 Active 122 DOM
6. 2026-06-10
   status $339,900 Pending 120 DOM
7. 2026-06-09
   days on market $339,900 Active 120 DOM
8. 2026-06-07
   days on market $339,900 Active 118 DOM
9. 2026-06-02
   days on market $339,900 Active 113 DOM
10. 2026-06-02
    price $339,900 Active 112 DOM
11. 2026-06-01
    days on market $319,900 Active 112 DOM
12. 2026-06-01
    days on market $319,900 Active 111 DOM
13. 2026-05-01
    price $319,900
14. 2026-04-02
    status Active
15. 2026-03-23
    status Pending
16. 2026-02-05
    price $369,900
17. 2026-01-30
    listed $383,900 Active
18. 2022-03-16
    soldstatus $21,000
19. 2022-03-15
    soldstatus $21,000 11-char remark

    Show marketing remark (11 chars)

    Vacant land

20. 2022-03-15
    soldstatus $21,000 Sold 232-char remark

    Show marketing remark (11 chars)

    Vacant land

21. 2022-03-15
    listed $21,000 11-char remark

    Show marketing remark (11 chars)

    Vacant land

22. 2022-01-30
    status Pending 232-char remark

    Show marketing remark (232 chars)

    Great opportunity to Build your DREAM HOME in Lehigh Acres. This is one of the fastest growing areas in SWFL! Easy access to SR 82 and I-75. Just minutes away from Ft. Myers International airport. Close to shopping and restaurants.

23. 2021-09-30
    listed $23,000 Active 232-char remark

    Show marketing remark (232 chars)

    Great opportunity to Build your DREAM HOME in Lehigh Acres. This is one of the fastest growing areas in SWFL! Easy access to SR 82 and I-75. Just minutes away from Ft. Myers International airport. Close to shopping and restaurants.

24. 2018-10-10
    soldstatus $8,500
25. 2017-10-10
    historical
26. 2016-10-03
    price $6,500
27. 2015-10-30
    listed $7,500 Active
28. 1990-12-27
    soldstatus $12,200

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$1,938/yr (+$161/mo · 219.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $24,853
• − Mortgage interest: −$19,040
• − Property taxes: −$883
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$9,888
• Taxable loss: −$10,634
• Est. tax savings @ 24.0%: +$2,552
• After-tax cash flow: $-1,786/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

+2522.1% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $319,900 FORTMLS
• 2026-04-02 Relisted — FORTMLS
• 2026-03-23 Pending — FORTMLS
• 2026-02-05 Price Changed $369,900 FORTMLS
• 2026-01-30 Listed $383,900 FORTMLS
• 2022-03-16 Sold (Public Records) $21,000 Public Records
• 2022-03-15 Listed $21,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-15 Sold (MLS) $21,000 NAPLESMLS
• 2022-03-15 Sold (MLS) $21,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-30 Pending — NAPLESMLS
• 2021-09-30 Listed $23,000 NAPLESMLS
• 2018-10-10 Sold (Public Records) $8,500 Public Records
• 2017-10-10 Listing Removed — FORTMLS
• 2016-10-03 Price Changed $6,500 FORTMLS
• 2015-10-30 Listed $7,500 FORTMLS
• 1990-12-27 Sold (Public Records) $12,200 Public Records

Property tax history

+23.0%/yr

Latest (2025): $883 · +91.1% YoY. Source: county tax records.