525 Willowbrook Dr · Lehigh Acres, FL 33972

$323,990

4 bd · 2.0 ba · 1,829 sqft · Land · 80 Days on market

Built 2026 0.28 ac lot

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

Key facts

• Covered front porch
• New construction
• Vaulted ceiling

Tags

• NEW CONSTRUCTION
• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• VAULTED CEILING
• DINING AREA
• GOURMET KITCHEN

Property features AI

Finance

• Other: Lot is rectangular with surveyed dimensions (80 x 150 x 80 x 150); Lot exposures: South; Road maintained by public authority; Irrigation source: well
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Paved parking; Garage door opener; 2 covered spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; North-facing; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Sprinkler/irrigation system (automatic); Patio; Room for pool; Open patio/porch; Porch

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Main level primary
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower (shower only in at least one bathroom); Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Kitchen island; Living/Dining room; Main level primary suite; Pantry; Shower only (separate shower); Cable TV; Vaulted ceilings; Walk-in closets; Split bedroom floorplan
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $324k.

Deal economics

• At list price, monthly cash flow is $-499 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.0% below list).
• Recommended offer: $220k (32.0% 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 rising fast (+5.3%/yr); 1620 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 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 $20k; list at $324k implies a 1561% 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; 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 $220,229 (32.0% 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 80 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.13×
• Total profit: $-78,979
• Equity at exit: $48,308

10-year hold

• IRR: -15.4%
• Equity multiple: 0.04×
• Total profit: $-86,842
• Equity at exit: $28,013

Cash invested: $90,717 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1620
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,860/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-499

Break-even live

Break-even rent $2,834

Max offer price $251,753

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-387	+0% $-499	+5% $-611	+10% $-723
Rent	-10% $-673	-5% $-586	+0% $-499	+5% $-412	+10% $-325
Rate	-1.0pp $-336	-0.5pp $-417	base $-499	+0.5pp $-583	+1.0pp $-669

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: $80,998
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Tanager Ave Lehigh Acres, FL	4.0	2.5	2054	$1,995	$0.97	5d	1	0.40mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	5d	1	0.63mi
460 Westchester Dr Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	0.66mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	25d	1	0.69mi
414 Willowbrook Dr Lehigh Acres, FL	4.0	2.0	1750	$2,246	$1.28	5d	1	0.83mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	25d	1	1.09mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	25d	1	1.11mi
1938 Laverna Ave Lehigh Acres, FL	3.0	3.0	1900	$1,700	$0.89	16d	1	1.26mi
1940 Laverna Ave Lehigh Acres, FL	3.0	3.0	1900	$1,800	$0.95	25d	1	1.27mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	23d	1	1.36mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	1.36mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	1.43mi

Listing history 21 events

1. 2026-06-22
   days on market $323,990 Active 80 DOM
2. 2026-06-17
   days on market $323,990 Active 76 DOM
3. 2026-06-16
   days on market $323,990 Active 75 DOM
4. 2026-06-15
   days on market $323,990 Active 74 DOM
5. 2026-06-13
   days on market $323,990 Active 72 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   days on market $323,990 Active 69 DOM
8. 2026-06-09
   days on market $323,990 Active 68 DOM
9. 2026-06-07
   days on market $323,990 Active 66 DOM
10. 2026-06-03
    days on market $323,990 Active 62 DOM
11. 2026-06-02
    days on market $323,990 Active 61 DOM
12. 2026-06-01
    days on market $323,990 Active 60 DOM
13. 2026-06-01
    days on market $323,990 Active 59 DOM
14. 2026-04-03
    listed $323,990 Active 313-char remark

    Show marketing remark (313 chars)

    As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

15. 2026-04-02
    listed $323,990 Active
16. 2025-09-03
    soldstatus $19,500
17. 2022-09-13
    historical
18. 2022-03-18
    listed $22,000 Active
19. 2017-06-29
    soldstatus $5,000
20. 2016-09-27
    soldstatus $15,600
21. 2016-06-17
    soldstatus $4,100

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,427
• − Mortgage interest: −$18,148
• − Property taxes: −$4,860
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,425
• Taxable loss: −$11,854
• Est. tax savings @ 24.0%: +$2,845
• After-tax cash flow: $-3,146/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+7802.2% since first listed

8 events — show timeline

• 2026-04-03 Listed $323,990 Zillow
• 2026-04-02 Listed $323,990 FORTMLS
• 2025-09-03 Sold (Public Records) $19,500 Public Records
• 2022-09-13 Listing Removed — FORTMLS
• 2022-03-18 Listed $22,000 FORTMLS
• 2017-06-29 Sold (Public Records) $5,000 Public Records
• 2016-09-27 Sold (Public Records) $15,600 Public Records
• 2016-06-17 Sold (Public Records) $4,100 Public Records

Property tax history

+16.5%/yr

Latest (2025): $385 · +7.6% YoY. Source: county tax records.