1057 Halby Ave S · Lehigh Acres, FL 33974

$275,900

3 bd · 2.0 ba · 1,157 sqft · Land · 84 Days on market

Built 2025 10,023 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Rent growth +1.3/5.0
• DSCR +1.1/10.0

Listing remarks

NEW CONSTRUCTION, luxurious contemporary home situated on a large lot, offering extra space, privacy, and great appeal. PRIME LOCATION!! 2 minutes drive to the Mobil Gas Station and 82 RD, making errands quickly and essay. This home is impeccably designed and built with attention to every detail. All lights throughout the home are LED, all doors and windows are high impact and includes a sprinkler system. The open floor plan seamlessly blends indoor & outdoor living. Impeccable white 36x36 porcelain title floors with membrane under tile, which prevents cracks from wear and tear. Expansive living room with high 8" interior and exterior doors. The kitchen boasts gorgeous 42" s

Key facts

• New construction
• Large lot
• High impact doors

Tags

• NEW CONSTRUCTION
• LARGE LOT
• PRIME LOCATION
• LED LIGHTS
• HIGH IMPACT DOORS
• SPRINKLER SYSTEM

Property features AI

Finance

• Other: Zoning: RS-1; Lot appears regular and wooded area view; Lot size approximately 0.2301 acres; Property measured by Property Appraiser Office
• HOA & community: No HOA maintenance; Community amenities and type: see remarks

Exterior

• Parking: Detached garage (1 car); Detached carport (2 spaces)
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Water: Well with softener; Sewer: Septic; Electric: Central electric
• Home design: Single family residence; 1 story / ranch; Rear exposure faces south; Residential property in Lehigh Acres (development)
• Construction: Concrete block construction; Shingle roof; Built in 2025; Well for irrigation
• Exterior features: Patio; Impact resistant windows and doors; Stucco exterior

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator/Icemaker; Kitchen island
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath described in remarks
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Smoke detectors; Open island in kitchen; Dining area (family)
• Laundry & utility: Washer/Dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $276k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (31.7% below list).
• Recommended offer: $189k (31.7% 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+, 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $50k; list at $276k implies a 454% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,553 (31.7% 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 84 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 12.2

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: 18.9%
• Equity multiple: 2.53×
• Total profit: $118,199
• Equity at exit: $248,553

10-year hold

• IRR: 17.0%
• Equity multiple: 5.65×
• Total profit: $359,130
• Equity at exit: $536,013

Cash invested: $77,252 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,138/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-417

Break-even live

Break-even rent $2,414

Max offer price $215,543

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-322	+0% $-417	+5% $-512	+10% $-608
Rent	-10% $-566	-5% $-492	+0% $-417	+5% $-343	+10% $-268
Rate	-1.0pp $-278	-0.5pp $-347	base $-417	+0.5pp $-489	+1.0pp $-561

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: $68,975
• Closing costs: $8,277
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	0.07mi
1092 Norton Ave S Lehigh Acres, FL	2.0	1.0	896	$1,450	$1.62	4d	1	0.25mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	0.45mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	0.47mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	15d	1	0.79mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	0.90mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	0.90mi
1129 Graystone Ave Lehigh Acres, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	0.90mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.95mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	0.98mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	1.01mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	17d	1	1.18mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	15d	1	1.19mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.23mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.23mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	1.27mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	24d	1	1.30mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	22d	1	1.31mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	1.32mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	15d	1	1.36mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.38mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	1.44mi

Listing history 27 events

1. 2026-06-17
   days on market $275,900 Active 84 DOM
2. 2026-06-16
   days on market $275,900 Active 83 DOM
3. 2026-06-15
   days on market $275,900 Active 82 DOM
4. 2026-06-13
   days on market $275,900 Active 80 DOM
5. 2026-06-10
   days on market $275,900 Active 77 DOM
6. 2026-06-09
   days on market $275,900 Active 76 DOM
7. 2026-06-07
   days on market $275,900 Active 74 DOM
8. 2026-06-03
   days on market $275,900 Active 70 DOM
9. 2026-06-02
   days on market $275,900 Active 69 DOM
10. 2026-06-01
    days on market $275,900 Active 68 DOM
11. 2026-06-01
    days on market $275,900 Active 67 DOM
12. 2026-05-12
    historical $1,800
13. 2026-04-01
    price $1,800
14. 2026-03-25
    listed $275,900 Active
15. 2026-03-11
    listed $1,950
16. 2026-03-10
    historical $1,950
17. 2026-03-10
    historical
18. 2026-02-15
    listed $1,950
19. 2026-01-14
    listed $279,900 Active
20. 2025-06-04
    soldstatus $49,800
21. 2025-01-15
    soldstatus $36,000
22. 2024-12-04
    soldstatus $450,000
23. 2021-10-07
    soldstatus $546,000
24. 2019-10-29
    soldstatus $207,200
25. 2009-08-21
    soldstatus $4,191,000
26. 2005-08-16
    soldstatus $46,000
27. 2003-07-11
    soldstatus $9,800

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,626
• − Mortgage interest: −$15,455
• − Property taxes: −$4,138
• − Insurance: −$1,380
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$8,026
• Taxable loss: −$9,993
• Est. tax savings @ 24.0%: +$2,398
• After-tax cash flow: $-2,607/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

-81.6% since first listed

16 events — show timeline

• 2026-05-12 Rental Removed $1,800 RENTSPREE
• 2026-04-01 Price Changed $1,800 RENTSPREE
• 2026-03-25 Listed $275,900 NAPLESMLS
• 2026-03-11 Listed for Rent $1,950 RENTSPREE
• 2026-03-10 Rental Removed $1,950 FGCMLS
• 2026-03-10 Listing Removed — NAPLESMLS
• 2026-02-15 Listed for Rent $1,950 FGCMLS
• 2026-01-14 Listed $279,900 NAPLESMLS
• 2025-06-04 Sold (Public Records) $49,800 Public Records
• 2025-01-15 Sold (Public Records) $36,000 Public Records
• 2024-12-04 Sold (Public Records) $450,000 Public Records
• 2021-10-07 Sold (Public Records) $546,000 Public Records
• 2019-10-29 Sold (Public Records) $207,200 Public Records
• 2009-08-21 Sold (Public Records) $4,191,000 Public Records
• 2005-08-16 Sold (Public Records) $46,000 Public Records
• 2003-07-11 Sold (Public Records) $9,800 Public Records

Property tax history

+14.9%/yr

Latest (2025): $442 · +22.4% YoY. Source: county tax records.