1134 Cumming St E · Lehigh Acres, FL 33974

$289,900

3 bd · 2.0 ba · 1,593 sqft · SingleFamily public records · 193 Days on market

Built 2024 10,001 sqft lot Est $311k · 7% 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 +10.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0
• Rent growth +1.3/5.0

Listing remarks

Brand-new construction featuring 3 bedrooms and 2 bathrooms with stunning canal views. This modern home offers exceptional comfort and style with an open-concept layout and tall ceilings that create a bright, airy, and inviting living space. The kitchen is beautifully designed with quartz countertops, a stylish backsplash, modern cabinetry, and stainless steel appliances—perfect for cooking and entertaining. A separate laundry room equipped with a washer and dryer adds convenience. The spa-like bathrooms offer elegant finishes and thoughtfully designed details to enhance your daily routine. Enjoy the true Florida lifestyle with beautiful outdoor views and easy access to schools, resta

Key facts

• Quartz countertops
• Stylish backsplash
• Modern cabinetry

Tags

• CANAL VIEWS
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• STYLISH BACKSPLASH
• MODERN CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: High impact/security doors
• Utilities: Septic tank; Well water; Cable not available
• Home design: Single-story; New construction; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Open porch; Security/high impact doors; Rectangular lot; South exposure; Has a view; Well water

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; High ceilings; Living/dining room combination; Separate shower (shower only); Split bedroom layout; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (31.0% below list).
• Recommended offer: $200k (31.0% 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; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 13711% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $290k implies a 625% 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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,956 (31.0% 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 193 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $310,635
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Chiefland St E	0.25mi	4/2.0 (+1)	1,577 (-1%)	5mo	$280,000	$178	77
1105 Artic St E	0.33mi	4/2.0 (+1)	1,638 (+3%)	5mo	$319,900	$195	71
1131 Crocus St	0.32mi	4/3.0 (+1)	1,719 (+8%)	6mo	$335,000	$195	57
552 Silver Ave S	0.47mi	3/2.0	1,464 (-8%)	17mo	$295,000	$202	50
1224 Amherst St E	0.46mi	3/2.0	1,482 (-7%)	20mo	$175,000	$118	50
1121 Bayliss St E	0.66mi	3/2.0	1,571 (-1%)	24mo	$314,000	$200	47
507 Kilarney Ave S	0.73mi	3/2.0	1,640 (+3%)	22mo	$370,000	$226	43
549 Aspen Ave S	0.52mi	4/2.0 (+1)	1,824 (+14%)	10mo	$315,000	$173	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $127,960
• Equity at exit: $261,165

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $385,260
• Equity at exit: $563,212

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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$317 /mo · $3,798/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-378

Break-even live

Break-even rent $2,478

Max offer price $223,140

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-296	+0% $-378	+5% $-460	+10% $-542
Rent	-10% $-536	-5% $-457	+0% $-378	+5% $-299	+10% $-220
Rate	-1.0pp $-232	-0.5pp $-304	base $-378	+0.5pp $-453	+1.0pp $-529

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	0.19mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	0.27mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	5d	1	0.33mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.34mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.40mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	0.47mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.49mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	0.59mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.65mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.70mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	25d	1	0.74mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	25d	1	0.74mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.74mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	25d	1	0.75mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.76mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.80mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	3d	1	0.80mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	0.81mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.90mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	0.95mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.96mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.96mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.99mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.03mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	25d	1	1.04mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	1.07mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	1.08mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	1.11mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	1.17mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.23mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.24mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	1.30mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.32mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.36mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	1.42mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	1.42mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.48mi

Listing history 31 events

1. 2026-06-22
   days on market $289,900 Active 193 DOM
2. 2026-06-17
   days on market $289,900 Active 189 DOM
3. 2026-06-16
   days on market $289,900 Active 188 DOM
4. 2026-06-15
   days on market $289,900 Active 187 DOM
5. 2026-06-13
   days on market $289,900 Active 185 DOM
6. 2026-06-10
   days on market $289,900 Active 182 DOM
7. 2026-06-09
   days on market $289,900 Active 181 DOM
8. 2026-06-07
   days on market $289,900 Active 179 DOM
9. 2026-06-02
   days on market $289,900 Active 174 DOM
10. 2026-06-01
    days on market $289,900 Active 173 DOM
11. 2026-06-01
    days on market $289,900 Active 172 DOM
12. 2026-04-14
    price $289,900
13. 2026-03-19
    price $298,700
14. 2026-03-05
    price $304,900
15. 2026-02-04
    status Active
16. 2026-02-04
    price $324,900
17. 2026-01-31
    price $1,990
18. 2026-01-31
    listed $2,099
19. 2026-01-20
    historical $2,099
20. 2026-01-19
    historical
21. 2026-01-11
    listed $2,099
22. 2026-01-10
    price $339,900
23. 2025-11-24
    listed $349,900 Active
24. 2025-10-08
    historical $2,190
25. 2025-09-27
    historical
26. 2025-07-10
    price $2,190
27. 2025-07-09
    price $370,000
28. 2025-04-16
    price $2,390
29. 2025-04-09
    listed $2,600
30. 2025-03-31
    listed $389,000 Active
31. 2005-01-21
    soldstatus $40,000

ⓘ 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: $3,798 · $317/mo
• Projected year-2 tax: $3,798 · $317/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥108°F today · 15 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: $23,995
• − Mortgage interest: −$16,239
• − Property taxes: −$3,798
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,433
• Taxable loss: −$9,764
• Est. tax savings @ 24.0%: +$2,343
• After-tax cash flow: $-2,192/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

+624.8% since first listed

20 events — show timeline

• 2026-04-14 Price Changed $289,900 FORTMLS
• 2026-03-19 Price Changed $298,700 FORTMLS
• 2026-03-05 Price Changed $304,900 FORTMLS
• 2026-02-04 Relisted — FORTMLS
• 2026-02-04 Price Changed $324,900 FORTMLS
• 2026-01-31 Price Changed $1,990 FGCMLS
• 2026-01-31 Listed for Rent $2,099 FGCMLS
• 2026-01-20 Rental Removed $2,099 FGCMLS
• 2026-01-19 Listing Removed — FORTMLS
• 2026-01-11 Listed for Rent $2,099 FGCMLS
• 2026-01-10 Price Changed $339,900 FORTMLS
• 2025-11-24 Listed $349,900 FORTMLS
• 2025-10-08 Rental Removed $2,190 NAPLESMLS
• 2025-09-27 Listing Removed — NAPLESMLS
• 2025-07-10 Price Changed $2,190 NAPLESMLS
• 2025-07-09 Price Changed $370,000 NAPLESMLS
• 2025-04-16 Price Changed $2,390 NAPLESMLS
• 2025-04-09 Listed for Rent $2,600 NAPLESMLS
• 2025-03-31 Listed $389,000 NAPLESMLS
• 2005-01-21 Sold (Public Records) $40,000 Public Records

Property tax history

+244.7%/yr

Latest (2025): $3,798 · +905.7% YoY. Source: county tax records.