640 Lydia St · Lehigh Acres, FL 33974

$264,900

3 bd · 2.0 ba · 1,258 sqft · Land · 143 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
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

Key facts

• Epoxy flooring
• Granite countertops
• Quarter-acre lot

Tags

• QUARTER-ACRE LOT
• EASY ACCESS TO STATE ROAD 82
• HURRICANE IMPACT WINDOWS
• EPOXY FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Oversize lot on 0.26 acres (wooded area view); Zoned RS-1; Located in Lehigh Acres development
• HOA & community: No HOA maintenance or amenities; Community type: see remarks

Exterior

• Parking: Attached 1-car garage
• Security: Impact resistant doors and windows
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single-family residential (Florida style); One story; Rear exposure facing south
• Construction: Concrete block and poured concrete construction; Shingle roof; Built in 2025
• Exterior features: Room for pool; Stucco exterior; Impact resistant doors and windows; Single-hung impact resistant windows

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator; Freezer; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Smoke detectors; Vaulted ceiling; Walk-in closet; Open porch/lanai; Split-bedroom floor plan; Laundry in residence; Unfurnished
• Laundry & utility: Washer; Dryer; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (26.3% below list).
• Recommended offer: $195k (26.3% 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-.
• 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; 21 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 32% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 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 $17k; list at $265k implies a 1458% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $195,360 (26.3% 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 143 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.3

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: 20.1%
• Equity multiple: 2.62×
• Total profit: $120,276
• Equity at exit: $238,643

10-year hold

• IRR: 17.8%
• Equity multiple: 5.83×
• Total profit: $358,392
• Equity at exit: $514,642

Cash invested: $74,172 (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: 2460
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-287

Break-even live

Break-even rent $2,317

Max offer price $223,324

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	3d	1	0.41mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	23d	1	0.45mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	21d	1	0.50mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	14d	1	0.52mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	23d	1	0.57mi
1092 Norton Ave S Lehigh Acres, FL	2.0	1.0	896	$1,450	$1.62	2d	1	0.64mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	23d	1	0.82mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	1d	1	0.85mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.87mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	19d	1	0.95mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	23d	1	0.95mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	0.98mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	23d	1	1.03mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.10mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	23d	1	1.12mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	15d	1	1.13mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	23d	1	1.30mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	23d	1	1.30mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	19d	1	1.31mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	1.41mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	19d	1	1.42mi

Listing history 25 events

1. 2026-06-17
   days on market $264,900 Active 143 DOM
2. 2026-06-16
   days on market $264,900 Active 142 DOM
3. 2026-06-15
   days on market $264,900 Active 141 DOM
4. 2026-06-13
   days on market $264,900 Active 139 DOM
5. 2026-06-10
   days on market $264,900 Active 136 DOM
6. 2026-06-09
   days on market $264,900 Active 135 DOM
7. 2026-06-07
   days on market $264,900 Active 133 DOM
8. 2026-06-02
   days on market $264,900 Active 128 DOM
9. 2026-06-01
   days on market $264,900 Active 127 DOM
10. 2026-06-01
    days on market $264,900 Active 126 DOM
11. 2026-05-19
    status Active
12. 2026-05-15
    status Pending
13. 2026-03-27
    price $264,900
14. 2026-02-17
    price $269,000
15. 2026-01-21
    listed $274,000 Active
16. 2024-01-08
    soldstatus $17,000
17. 2024-01-05
    soldstatus $17,000 Closed 200-char remark

    Show marketing remark (200 chars)

    Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

18. 2023-12-26
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

19. 2023-12-13
    status Active 200-char remark

    Show marketing remark (200 chars)

    Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

20. 2023-11-01
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

21. 2023-03-17
    listed $17,000 Active 200-char remark

    Show marketing remark (200 chars)

    Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

22. 2023-03-17
    historical

    Show marketing remark (200 chars)

    Location Location Locations. .. Great lot off of Hwy 82 in Lehigh Acres, 15 mins to Ft. Myers Airport and major shopping, 30 mins to beaches. Buy now in one of the fastest developing cities in the US.

23. 2022-03-18
    listed $17,000 Active
24. 2005-02-22
    soldstatus $25,500
25. 2005-02-03
    soldstatus $25,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $23,443
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$7,706
• Taxable loss: −$8,150
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $-1,492/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

+938.8% since first listed

15 events — show timeline

• 2026-05-19 Relisted — NAPLESMLS
• 2026-05-15 Pending — NAPLESMLS
• 2026-03-27 Price Changed $264,900 NAPLESMLS
• 2026-02-17 Price Changed $269,000 NAPLESMLS
• 2026-01-21 Listed $274,000 NAPLESMLS
• 2024-01-08 Sold (Public Records) $17,000 Public Records
• 2024-01-05 Sold (MLS) $17,000 FORTMLS
• 2023-12-26 Pending — FORTMLS
• 2023-12-13 Relisted — FORTMLS
• 2023-11-01 Pending — FORTMLS
• 2023-03-17 Listing Removed — FORTMLS
• 2023-03-17 Listed $17,000 FORTMLS
• 2022-03-18 Listed $17,000 FORTMLS
• 2005-02-22 Sold (Public Records) $25,500 Public Records
• 2005-02-03 Sold (MLS) $25,500 FORTMLS

Property tax history

+17.9%/yr

Latest (2025): $447 · +25.9% YoY. Source: county tax records.