543 Mcarthur Blvd · Lehigh Acres, FL 33974

$397,000

4 bd · 2.5 ba · 2,223 sqft · Land · 111 Days on market

Built 2025 10,166 sqft lot ↓ 51% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Beautiful new construction home offering 2,888 total sq ft, featuring hurricane-impact windows and doors and exceptional builder quality throughout. The home offers a spacious open living area with breakfast nook and walk-in pantry, perfect for everyday living and entertaining. Enjoy a stunning modern spa-style bathroom with double sinks and ample space for additional décor. An oversized garage accommodates over two vehicles, plus a large driveway with parking for up to six cars. Ideal as a primary residence or investment opportunity in Florida’s Sunshine State. Don’t miss this opportunity to own a large, beautiful home.

Key facts

• Breakfast nook
• Double sinks
• Open living area

Tags

• HURRICANE-IMPACT WINDOWS
• OPEN LIVING AREA
• BREAKFAST NOOK
• WALK-IN PANTRY
• MODERN SPA-STYLE BATHROOM
• DOUBLE SINKS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces; Detached carport; 3 carport spaces; 5 covered parking spaces total
• Security: Security/high impact doors; Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Entry level: 1; Faces west; East exposure
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Patio (open); Porch; Security/high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Pantry; Breakfast bar
• Bedrooms: Entry level: 1
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Bathtub; Separate shower; Tub/shower combination; Living/dining room; Pantry; Walk-in pantry; Walk-in closet(s); Split bedrooms; Single hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Laundry inside; Laundry tub

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $397k.

Deal economics

• At list price, monthly cash flow is $-968 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (43.4% below list).
• Recommended offer: $225k (43.4% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 32 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 37% 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 $42k of equity ($3k loan paydown + $40k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($361k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 14079% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $397k implies a 3870% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,734 (43.4% 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 111 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.53
• GRM: 14.7

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: 16.3%
• Equity multiple: 2.33×
• Total profit: $148,001
• Equity at exit: $357,649

10-year hold

• IRR: 15.2%
• Equity multiple: 5.25×
• Total profit: $472,604
• Equity at exit: $771,284

Cash invested: $111,160 (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: 14.7×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$2,082
• Tax est. 1.5%: −$496 /mo · $5,955/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-968

Break-even live

Break-even rent $3,473

Max offer price $256,903

Occupancy floor —

Sensitivity live

Price	-10% $-694	-5% $-831	+0% $-968	+5% $-1,105	+10% $-1,243
Rent	-10% $-1,146	-5% $-1,057	+0% $-968	+5% $-879	+10% $-791
Rate	-1.0pp $-768	-0.5pp $-867	base $-968	+0.5pp $-1,071	+1.0pp $-1,176

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: $99,250
• Closing costs: $11,910
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.20mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.28mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	0.45mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.54mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	5d	1	0.58mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.69mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.70mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.77mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.80mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.84mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.86mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.86mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.86mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.87mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	25d	1	1.07mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	1.08mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	25d	1	1.15mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	1.15mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	25d	1	1.25mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.27mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	1.27mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	1.29mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.29mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.30mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	25d	1	1.35mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	1.37mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.39mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	1.40mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.40mi
668 Chemstrand St E Lehigh Acres, FL	3.0	2.0	2388	$2,000	$0.84	25d	1	1.41mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.42mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	1.44mi

Listing history 22 events

1. 2026-06-01
   days on market $397,000 Active 111 DOM
2. 2026-06-01
   days on market $397,000 Active 110 DOM
3. 2026-04-28
   price $2,600
4. 2026-04-03
   historical $2,800
5. 2026-04-03
   listed $2,800
6. 2026-02-13
   listed $2,600
7. 2026-02-13
   historical $2,600
8. 2026-02-10
   listed $397,000 Active
9. 2025-12-22
   listed $2,600
10. 2025-10-25
    historical $2,500
11. 2025-09-10
    listed $2,500
12. 2025-09-10
    historical $2,500
13. 2025-09-08
    historical
14. 2025-08-19
    listed $2,500
15. 2025-07-03
    price $410,000
16. 2025-06-27
    price $420,000
17. 2025-06-17
    price $415,000
18. 2025-05-23
    price $424,900
19. 2025-05-14
    price $429,000
20. 2025-01-24
    listed $439,000 Active
21. 2021-12-02
    soldstatus $10,000
22. 2021-11-15
    soldstatus $5,302

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 26 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: $26,968
• − Mortgage interest: −$22,238
• − Property taxes: −$5,955
• − Insurance: −$1,985
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$11,549
• Taxable loss: −$19,074
• Est. tax savings @ 24.0%: +$4,578
• After-tax cash flow: $-7,040/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

-51.0% since first listed

20 events — show timeline

• 2026-04-28 Price Changed $2,600 FGCMLS
• 2026-04-03 Rental Removed $2,800 FORTMLS
• 2026-04-03 Listed for Rent $2,800 FORTMLS
• 2026-02-13 Listed for Rent $2,600 FGCMLS
• 2026-02-13 Rental Removed $2,600 NAPLESMLS
• 2026-02-10 Listed $397,000 FORTMLS
• 2025-12-22 Listed for Rent $2,600 NAPLESMLS
• 2025-10-25 Rental Removed $2,500 NAPLESMLS
• 2025-09-10 Listed for Rent $2,500 NAPLESMLS
• 2025-09-10 Rental Removed $2,500 FORTMLS
• 2025-09-08 Listing Removed — FORTMLS
• 2025-08-19 Listed for Rent $2,500 FORTMLS
• 2025-07-03 Price Changed $410,000 FORTMLS
• 2025-06-27 Price Changed $420,000 FORTMLS
• 2025-06-17 Price Changed $415,000 FORTMLS
• 2025-05-23 Price Changed $424,900 FORTMLS
• 2025-05-14 Price Changed $429,000 FORTMLS
• 2025-01-24 Listed $439,000 FORTMLS
• 2021-12-02 Sold (Public Records) $10,000 Public Records
• 2021-11-15 Sold (Public Records) $5,302 Public Records

Property tax history

+49.4%/yr

Latest (2025): $789 · +107.6% YoY. Source: county tax records.