761 Nina Ave S · Lehigh Acres, FL 33974

$419,900

4 bd · 3.0 ba · 1,935 sqft · Land · 78 Days on market

Built 2026 10,018 sqft 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 +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Over an acre property in growing Lehigh Acres, equivalent to 5 lots. Go and see, no appointment needed.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Faces northeast; Has a view; Southwest exposure
• Construction: Built with block, concrete, and stucco; Shingle roof
• Exterior features: Security/high impact doors; Room for a pool; Open porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator; Pantry; Breakfast area
• Bedrooms: Guest quarters
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Shower only in at least one bath; Separate shower(s); Dual sinks
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Built-in features; Breakfast area; Closet cabinetry; Separate/formal dining room; Dual sinks; Pantry; Shower (separate); Walk-in closets; Smart home features; Unfurnished
• Laundry & utility: Washer/dryer not specified (no appliances listed)

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 $262k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (45.5% below list).
• Recommended offer: $229k (45.5% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 78 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $110k; list at $420k implies a 282% gain — meaningful room to come down on a strong offer.

Recommended offer $229,006 (45.5% 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 78 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.55% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.15%
• 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: 2.30×
• Total profit: $152,418
• Equity at exit: $378,279

10-year hold

• IRR: 14.9%
• Equity multiple: 5.18×
• Total profit: $491,626
• Equity at exit: $815,773

Cash invested: $117,572 (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: $2,290 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,298/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-1,093

Break-even live

Break-even rent $3,673

Max offer price $261,786

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Milano Ave S Lehigh Acres, FL	4.0	3.0	2263	$2,500	$1.10	1d	1	0.18mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	1d	1	0.20mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	1d	1	0.68mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	0.79mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	0.79mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	23d	1	0.82mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.87mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	0.90mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	23d	1	1.23mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	23d	1	1.32mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	23d	1	1.33mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	19d	1	1.36mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.37mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.37mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	10d	1	1.39mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	23d	1	1.47mi

Listing history 21 events

1. 2026-06-17
   days on market $419,900 Active 78 DOM
2. 2026-06-16
   days on market $419,900 Active 77 DOM
3. 2026-06-15
   days on market $419,900 Active 76 DOM
4. 2026-06-13
   days on market $419,900 Active 74 DOM
5. 2026-06-10
   days on market $419,900 Active 71 DOM
6. 2026-06-09
   days on market $419,900 Active 70 DOM
7. 2026-06-07
   days on market $419,900 Active 68 DOM
8. 2026-06-03
   days on market $419,900 Active 64 DOM
9. 2026-06-02
   days on market $419,900 Active 63 DOM
10. 2026-06-01
    days on market $419,900 Active 62 DOM
11. 2026-06-01
    days on market $419,900 Active 61 DOM
12. 2026-03-31
    listed $419,900 Active
13. 2024-10-30
    soldstatus $110,000
14. 2024-10-29
    soldstatus $110,000 Closed 103-char remark

    Show marketing remark (103 chars)

    Over an acre property in growing Lehigh Acres, equivalent to 5 lots. Go and see, no appointment needed.

15. 2024-10-24
    status Pending 103-char remark

    Show marketing remark (103 chars)

    Over an acre property in growing Lehigh Acres, equivalent to 5 lots. Go and see, no appointment needed.

16. 2024-02-28
    price $129,000 103-char remark

    Show marketing remark (103 chars)

    Over an acre property in growing Lehigh Acres, equivalent to 5 lots. Go and see, no appointment needed.

17. 2023-05-13
    price $149,000 103-char remark

    Show marketing remark (103 chars)

    Over an acre property in growing Lehigh Acres, equivalent to 5 lots. Go and see, no appointment needed.

18. 2022-03-04
    listed $175,000 Active 103-char remark

    Show marketing remark (103 chars)

    Over an acre property in growing Lehigh Acres, equivalent to 5 lots. Go and see, no appointment needed.

19. 2014-06-05
    soldstatus $15,000
20. 2005-02-11
    soldstatus $125,000
21. 2004-10-13
    soldstatus $50,000

ⓘ 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: $27,481
• − Mortgage interest: −$23,521
• − Property taxes: −$6,298
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$12,215
• Taxable loss: −$21,050
• Est. tax savings @ 24.0%: +$5,052
• After-tax cash flow: $-8,060/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

+739.8% since first listed

10 events — show timeline

• 2026-03-31 Listed $419,900 FORTMLS
• 2024-10-30 Sold (Public Records) $110,000 Public Records
• 2024-10-29 Sold (MLS) $110,000 FORTMLS
• 2024-10-24 Pending — FORTMLS
• 2024-02-28 Price Changed $129,000 FORTMLS
• 2023-05-13 Price Changed $149,000 FORTMLS
• 2022-03-04 Listed $175,000 FORTMLS
• 2014-06-05 Sold (Public Records) $15,000 Public Records
• 2005-02-11 Sold (Public Records) $125,000 Public Records
• 2004-10-13 Sold (Public Records) $50,000 Public Records

Property tax history

-25.7%/yr

Latest (2025): $442 · -43.0% YoY. Source: county tax records.