413 Hedgewood St · Lehigh Acres, FL 33974

$349,900

3 bd · 2.0 ba · 1,600 sqft · Land · 60 Days on market

Built 2025 9,949 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
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Rent growth +1.3/5.0
• 1% rule +0.8/10.0

Listing remarks MLS

Lot Next To This One On Market Also Mls# 80182296

Key facts

• New construction
• Premium upgrades
• 10 foot ceilings

Tags

• NEW CONSTRUCTION
• SEMI-CUSTOM
• PREMIUM UPGRADES
• OPEN-CONCEPT FLOOR PLAN
• 10 FOOT CEILINGS
• 11 FOOT TRAY CEILING

Property features AI

Finance

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

Exterior

• Parking: Attached garage; Garage door opener; Covered parking for 2 vehicles
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; South-facing
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high-impact doors; Sprinkler/irrigation system; Patio; Room for pool; Lanai; Screened patio/porch; Porch

Interior

• Kitchen: Built-in oven; Double oven; Dishwasher; Electric cooktop; Disposal; Icemaker; Microwave; Refrigerator (with ice maker); Water purifier; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Bathtub; Coffered ceilings; Separate/formal dining room; Dual sinks; French doors/atrium doors; Kitchen island; Multiple shower heads; Custom mirrors; Pantry; Separate shower; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Indoor laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (41.8% below list).
• Recommended offer: $204k (41.8% 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; 18 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 34% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 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 $16k; list at $350k implies a 2087% 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; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,690 (41.8% 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 60 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 14.3

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: 19.8%
• Equity multiple: 2.60×
• Total profit: $156,445
• Equity at exit: $315,218

10-year hold

• IRR: 17.7%
• Equity multiple: 5.81×
• Total profit: $471,608
• Equity at exit: $679,779

Cash invested: $97,972 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-439

Break-even live

Break-even rent $2,592

Max offer price $272,366

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-340	+0% $-439	+5% $-538	+10% $-637
Rent	-10% $-600	-5% $-519	+0% $-439	+5% $-358	+10% $-278
Rate	-1.0pp $-263	-0.5pp $-350	base $-439	+0.5pp $-530	+1.0pp $-622

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	0.62mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	0.68mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	0.77mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.83mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	17d	1	0.96mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.96mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.98mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	1.01mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	1.13mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	5d	1	1.14mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	12d	1	1.19mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	5d	1	1.30mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.31mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	5d	1	1.33mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	1.33mi
215 Mossrosse St Fort Myers, FL	3.0	2.0	1422	$2,011	$1.41	5d	1	1.34mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	1.42mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	1.47mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   price $349,900
3. 2026-03-23
   price $358,000
4. 2026-02-23
   listed $360,000 Active
5. 2026-02-19
   historical
6. 2025-10-20
   price $387,000
7. 2025-09-07
   listed $395,000 Active
8. 2006-11-01
   soldstatus $16,000 49-char remark

   Show marketing remark (49 chars)

   Lot Next To This One On Market Also Mls# 80182296

9. 2006-10-20
   soldstatus $32,000
10. 2006-10-20
    soldstatus $20,000
11. 2006-10-05
    price $17,000 49-char remark

    Show marketing remark (49 chars)

    Lot Next To This One On Market Also Mls# 80182296

12. 2005-06-28
    soldstatus $34,000
13. 2005-06-21
    soldstatus $26,200
14. 2005-06-02
    soldstatus $34,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$2,096/yr (+$175/mo · 259.3%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $24,443
• − Mortgage interest: −$19,600
• − Property taxes: −$808
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$10,179
• Taxable loss: −$11,804
• Est. tax savings @ 24.0%: +$2,833
• After-tax cash flow: $-2,434/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

+929.1% since first listed

14 events — show timeline

• 2026-04-27 Pending — FORTMLS
• 2026-04-09 Price Changed $349,900 FORTMLS
• 2026-03-23 Price Changed $358,000 FORTMLS
• 2026-02-23 Listed $360,000 FORTMLS
• 2026-02-19 Listing Removed — FORTMLS
• 2025-10-20 Price Changed $387,000 FORTMLS
• 2025-09-07 Listed $395,000 FORTMLS
• 2006-11-01 Sold (MLS) $16,000 FORTMLS
• 2006-10-20 Sold (Public Records) $20,000 Public Records
• 2006-10-20 Sold (Public Records) $32,000 Public Records
• 2006-10-05 Price Changed $17,000 FORTMLS
• 2005-06-28 Sold (Public Records) $34,000 Public Records
• 2005-06-21 Sold (Public Records) $26,200 Public Records
• 2005-06-02 Sold (MLS) $34,000 FORTMLS

Property tax history

+25.6%/yr

Latest (2025): $808 · +124.3% YoY. Source: county tax records.