7500 5th Ter · Lehigh Acres, FL 33935

$399,900

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 112 Days on market

Built 2021 1.25 ac lot Est $444k · 10% under

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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).

• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0

Listing remarks

Privacy, Space & Quality Finishes -3 Bedroom Home on 1.25 Acres in Wheeler Estates! Welcome to Wheeler Estates S/D, a desirable rural residential community known for its generous lot sizes and peaceful country setting. Built in 2021, this like-new 3 bedroom, 2 bath home offers quality construction, an open-concept layout, and 1.25 acres at the end of a dead-end street for added privacy. Inside, vaulted ceilings and an open floor plan create a bright, inviting living space ideal for everyday living and entertaining. The island kitchen features granite countertops, bar seating, pantry, tile flooring throughout, and a window overlooking the expansive backyard. A full-lite glass door o

Key facts

• Wheeler estates
• Island kitchen
• Screened lanai

Tags

• 1.25 ACRES
• WHEELER ESTATES
• OPEN-CONCEPT LAYOUT
• ISLAND KITCHEN
• GRANITE COUNTERTOPS
• SCREENED LANAI

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Septic tank; Well water; Cable available; High-speed internet available
• Home design: Single-story; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation
• Exterior features: Security/high-impact doors; Room for pool; Storage; Lanai; Porch; Screened porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Built-in features; Dual sinks; Living/dining room; Pantry; Shower only with separate shower; Vaulted ceilings; Walk-in closets; Split bedroom layout; Single-hung windows; Impact glass; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (34.3% below list).
• Recommended offer: $263k (34.3% 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-.
• Hendry (town): math 35% / reading 40% proficiency, ranked #65 of 73 in FL (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 942 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,629/mo this rent would consume 55% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,898 (34.3% 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 112 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $443,895
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7608 8th Pl	0.65mi	3/2.5	1,568 (+4%)	0mo	$430,000	$274	62
7609 8th Ter	0.71mi	3/2.5	1,568 (+4%)	2mo	$430,000	$274	58
7824 7th Ter	0.59mi	3/2.0	1,641 (+8%)	11mo	$480,000	$293	49
7753 8th Ter	0.75mi	3/2.0	1,325 (-12%)	22mo	$400,000	$302	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $182,209
• Equity at exit: $360,262

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $564,451
• Equity at exit: $776,918

Cash invested: $111,972 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 942
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$371 /mo · $4,455/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-558

Break-even live

Break-even rent $3,335

Max offer price $301,302

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	23d	1	1.10mi
819 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	1d	1	1.24mi
821 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	10d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   days on market $399,900 Active 112 DOM
2. 2026-06-17
   days on market $399,900 Active 111 DOM
3. 2026-06-16
   days on market $399,900 Active 110 DOM
4. 2026-06-15
   days on market $399,900 Active 109 DOM
5. 2026-06-13
   days on market $399,900 Active 107 DOM
6. 2026-06-13
   days on market $399,900 Active 106 DOM
7. 2026-06-10
   days on market $399,900 Active 104 DOM
8. 2026-06-09
   days on market $399,900 Active 103 DOM
9. 2026-06-08
   days on market $399,900 Active 102 DOM
10. 2026-06-07
    days on market $399,900 Active 101 DOM
11. 2026-06-03
    days on market $399,900 Active 97 DOM
12. 2026-06-02
    days on market $399,900 Active 96 DOM
13. 2026-06-01
    days on market $399,900 Active 95 DOM
14. 2026-05-31
    days on market $399,900 Active 94 DOM
15. 2026-04-23
    price $399,900
16. 2026-02-24
    listed $439,900 Active
17. 2013-12-16
    soldstatus $746,000
18. 2005-08-16
    soldstatus $22,000

ⓘ 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: $4,455 · $371/mo
• Projected year-2 tax: $4,455 · $371/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $31,548
• − Mortgage interest: −$22,401
• − Property taxes: −$4,455
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$11,633
• Taxable loss: −$13,989
• Est. tax savings @ 24.0%: +$3,357
• After-tax cash flow: $-3,340/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: Hendry
• NCES district ID: 1200780
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $37,043
• Composite: 31.16/100
• National rank: #6054
• State rank: #65 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

• County: Hendry County · 23,186 people
• City population: 130,638
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

Population outlook (Hendry County) Hauer SSP2

• Today (2025): 38,866 people
• By 2030: 38,558 · -0.8%
• By 2040: 37,743 · -2.9%
• By 2050: 36,117 · -7.1%
• By 2075: 30,070 · -22.6%
• By 2100: 21,966 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

Political lean MEDSL · Hendry

• 2024 margin: Solid R (+38.3) · D 30.4% · R 68.7%
• 2008→2024 swing: -31.1pp toward R · 2008: -7.2pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+23.0 2016: R+14.2 2012: R+5.9 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, 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

+1717.7% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $399,900 FORTMLS
• 2026-02-24 Listed $439,900 FORTMLS
• 2013-12-16 Sold (Public Records) $746,000 Public Records
• 2005-08-16 Sold (Public Records) $22,000 Public Records

Property tax history

+27.6%/yr

Latest (2025): $4,455 · +0.2% YoY. Source: county tax records.