334 Pinehurst Ave · Lehigh Acres, FL 33976

$299,097

4 bd · 2.0 ba · 1,824 sqft · Land · 14 Days on market

Built 2026 10,759 sqft lot

---

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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: 1 unit building; Single floor (1 floor); Possession at closing
• HOA & community: No HOA maintenance; No listed community amenities; Community type: See remarks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single family residential; 1 story / ranch, traditional style; Rear exposure to the north; Development: Lehigh Acres
• Construction: Concrete block construction; Built in 2026
• Exterior features: Shingle roof; Single-hung and sliding windows; Manual shutters; Stucco exterior; Landscaped view; Well irrigation

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator/ice maker; Freezer
• Bedrooms: 4 bedrooms; Primary/at least one bedroom on the first floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High speed internet available; Smoke detectors; Walk-in closet; Great room; Open porch/lanai
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (24.2% below list).
• Recommended offer: $227k (24.2% 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 soft (-1.5%/yr); 786 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $28k; list at $299k implies a 972% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,864 (24.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 11.0

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: 20.6%
• Equity multiple: 2.66×
• Total profit: $138,782
• Equity at exit: $269,450

10-year hold

• IRR: 18.2%
• Equity multiple: 5.90×
• Total profit: $410,615
• Equity at exit: $581,080

Cash invested: $83,747 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,486/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-275

Break-even live

Break-even rent $2,616

Max offer price $259,338

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-171	+0% $-275	+5% $-378	+10% $-481
Rent	-10% $-454	-5% $-364	+0% $-275	+5% $-185	+10% $-96
Rate	-1.0pp $-124	-0.5pp $-199	base $-275	+0.5pp $-352	+1.0pp $-431

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: $74,774
• Closing costs: $8,973
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.02mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	2d	1	0.29mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	24d	1	0.31mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	24d	1	0.32mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	3d	1	0.41mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	21d	1	0.41mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	3d	1	0.42mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	16d	1	0.46mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.50mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	24d	1	0.52mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	24d	1	0.52mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	24d	1	0.53mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	24d	1	0.54mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.56mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	24d	1	0.57mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	24d	1	0.59mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.60mi
633 Alabama Rd S Lehigh Acres, FL	3.0	2.0	2422	$1,500	$0.62	24d	1	0.62mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	20d	1	0.67mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	24d	1	0.67mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	24d	1	0.68mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	24d	1	0.69mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	24d	1	0.70mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	24d	1	0.70mi
212 Pullman St Lehigh Acres, FL	3.0	2.0	2396	$1,800	$0.75	24d	1	0.76mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	3d	1	0.78mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	24d	1	0.78mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	16d	1	0.79mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	0.83mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	24d	1	0.84mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	24d	1	0.87mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	21d	1	0.88mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	24d	1	0.89mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	24d	1	0.93mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	24d	1	0.94mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	24d	1	0.96mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	24d	1	0.97mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	2d	1	0.98mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	24d	1	1.01mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	16d	1	1.06mi

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   listed $299,097 Active
3. 2025-12-29
   soldstatus $27,900
4. 2025-12-26
   soldstatus $27,900 Closed 1073-char remark

   Show marketing remark (1073 chars)

   Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

5. 2025-12-23
   soldstatus $27,900 Closed 1073-char remark

   Show marketing remark (1073 chars)

   Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

6. 2025-08-04
   status Pending 1073-char remark

   Show marketing remark (1073 chars)

   Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

7. 2025-08-04
   status Pending 1073-char remark

   Show marketing remark (1073 chars)

   Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

8. 2025-06-02
   listed $27,900 Active 1073-char remark

   Show marketing remark (1073 chars)

   Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

9. 2025-06-02
   listed $27,900 Active 1073-char remark

   Show marketing remark (1073 chars)

   Located in a rapidly developing area of Lehigh Acres, this . 23-acre lot at 334 Pinehurst Ave offers an excellent opportunity for builders, investors, or future homeowners looking to secure land in one of Southwest Florida’s most active growth corridors. With paved road access, power nearby, and no HOA restrictions, this property is ready for your vision—whether building a custom single-family home or holding it as a long-term investment. The lot sits high and dry in a non-flood zone (per current FEMA maps) and is zoned RS-1 for residential use. The neighborhood is seeing steady new construction, making this a smart buy for anyone looking to get ahead of continued development. Conveniently located just minutes from SR-82, with quick access to Fort Myers, I-75, RSW Airport, schools, and shopping, it offers both seclusion and accessibility. Vacant land in such a promising location at this price point doesn’t last long. Reach out today for builder referrals and land/home packages or to discuss how this lot can fit into your real estate goals.

10. 1991-10-03
    soldstatus $8,600

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $27,224
• − Mortgage interest: −$16,754
• − Property taxes: −$4,486
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$8,701
• Taxable loss: −$8,569
• Est. tax savings @ 24.0%: +$2,057
• After-tax cash flow: $-1,241/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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

+3377.9% since first listed

10 events — show timeline

• 2026-05-13 Pending — NAPLESMLS
• 2026-04-29 Listed $299,097 NAPLESMLS
• 2025-12-29 Sold (Public Records) $27,900 Public Records
• 2025-12-26 Sold (MLS) $27,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Sold (MLS) $27,900 FORTMLS
• 2025-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Pending — FORTMLS
• 2025-06-02 Listed $27,900 FORTMLS
• 2025-06-02 Listed $27,900 Stellar MLS as Distributed by MLS Grid
• 1991-10-03 Sold (Public Records) $8,600 Public Records

Property tax history

+17.7%/yr

Latest (2025): $409 · +7.8% YoY. Source: county tax records.