12075 Savanna Lakes Blvd · Lehigh Acres, FL 33974

$424,900

5 bd · 3.0 ba · 3,421 sqft · SingleFamily public records · 121 Days on market

Built 2023 0.29 ac lot Est $411k · at est.

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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 +7.2/30.0
• ARV discount +5.9/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.4/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

The 3,326-square-foot Trenton is the perfect home to grow into. The first floor features an open plan kitchen, family room, and casual dining area. A breezy owner’s suite offers walk-in closet, dual sinks, and a tub shower. Also on the first floor is a flex space which makes for an ideal home office, and the second bedroom and full bath. Upstairs, a spacious loft offers more flexible living space, and four additional bedrooms that make use of a third full bath. Ideal for entertaining out-of-town guests, the Trenton is complete with back patio and 2-car garage. Renderings are used for display purposes only. Estimated delivery Aug/Sept 2023.

Key facts

• Corner double lot
• Massive loft
• City water

Tags

• CORNER DOUBLE LOT
• SPACIOUS OWNERS SUITE
• MASSIVE LOFT
• HURRICANE IMPACT WINDOWS
• CITY WATER
• TWO CAR GARAGE

Property features AI

Finance

• Other: Zoning: MPD; Lot unit: 22; Total area: 3,869 (source: survey); Restrictions: Deeded; View: see remarks; Possession at closing
• HOA & community: Mandatory HOA; Gated community; On-site management; HOA maintains cable, irrigation water, and security; Community amenities include pool, exercise room, internet access, and play area

Exterior

• Parking: Attached 2-car garage; Attached 4-space carport
• Security: Community security (HOA maintenance); On-site management; Security system
• Utilities: Central water (assessment paid); Sewer assessment paid; Cable available; Electric power (central)
• Home design: Single-family residence; Two-story design; Built in 2023; Property type: Residential; Development: Savanna Lakes
• Construction: Concrete block construction; Shingle roof; Stucco finish; Built in 2023
• Exterior features: Stucco exterior; Impact-resistant windows; Impact-resistant storm protection; Shingle roof; Corner lot; Oversize lot; Rear exposure facing east; Surveyed lot

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Refrigerator/freezer; Freezer
• Bedrooms: 6+ bedrooms; First-floor bedroom; Ground-level master bedroom
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Cooling notes: see remarks
• Interior features: Built-in cabinets; High-speed internet available; Open porch/lanai; Den / study; Breakfast bar; Family dining area; Security system; Unfurnished; Five ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-587 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (30.9% below list).
• Recommended offer: $293k (30.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $2,935/mo this rent would consume 49% of the median local household income ($72k/yr) (locally 434% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $293,452 (30.9% 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 121 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $410,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11954 Savanna Lakes Blvd	0.22mi	6/3.0 (+1)	3,041 (-11%)	5mo	$365,000	$120	62
19775 Lavender Field Ct	0.19mi	6/3.0 (+1)	3,041 (-11%)	9mo	$352,000	$116	60
11902 Savanna Lakes Blvd	0.34mi	6/3.0 (+1)	3,041 (-11%)	2mo	$360,000	$118	59
11889 Savanna Lakes Blvd	0.37mi	6/3.0 (+1)	3,041 (-11%)	2mo	$365,000	$120	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.56×
• Total profit: $185,431
• Equity at exit: $382,784

10-year hold

• IRR: 17.2%
• Equity multiple: 5.71×
• Total profit: $560,131
• Equity at exit: $825,487

Cash invested: $118,972 (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: 2460
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,935 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$500 /mo · $6,004/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-587

Break-even live

Break-even rent $3,678

Max offer price $321,148

Occupancy floor —

Sensitivity live

Price	-10% $-347	-5% $-467	+0% $-587	+5% $-708	+10% $-828
Rent	-10% $-819	-5% $-703	+0% $-587	+5% $-471	+10% $-355
Rate	-1.0pp $-373	-0.5pp $-479	base $-587	+0.5pp $-697	+1.0pp $-809

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	16d	1	0.11mi
19972 Green Pasture Rd Lehigh Acres, FL	5.0	2.5	2959	$3,000	$1.01	22d	1	0.17mi
11902 Savanna Lakes Blvd Lehigh Acres, FL	6.0	3.0	3041	$2,750	$0.90	16d	1	0.32mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	22d	1	0.39mi
19525 Fairhill Ct Lehigh Acres, FL	6.0	3.0	2463	$2,499	$1.01	24d	1	0.77mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	24d	1	1.19mi
10601 Crossback Ln Lehigh Acres, FL	5.0	3.0	2634	$2,800	$1.06	24d	1	1.30mi

Listing history 18 events

1. 2026-06-17
   days on market $424,900 Active 121 DOM
2. 2026-06-16
   days on market $424,900 Active 120 DOM
3. 2026-06-15
   days on market $424,900 Active 119 DOM
4. 2026-06-13
   days on market $424,900 Active 117 DOM
5. 2026-06-10
   days on market $424,900 Active 114 DOM
6. 2026-06-09
   days on market $424,900 Active 113 DOM
7. 2026-06-07
   days on market $424,900 Active 111 DOM
8. 2026-06-02
   days on market $424,900 Active 106 DOM
9. 2026-06-01
   days on market $424,900 Active 105 DOM
10. 2026-06-01
    days on market $424,900 Active 104 DOM
11. 2026-04-07
    price $424,900
12. 2026-03-21
    price $462,900
13. 2026-02-17
    listed $465,000 Active
14. 2023-09-22
    soldstatus $445,000 Sold 653-char remark

    Show marketing remark (653 chars)

    The 3,326-square-foot Trenton is the perfect home to grow into. The first floor features an open plan kitchen, family room, and casual dining area. A breezy owner’s suite offers walk-in closet, dual sinks, and a tub shower. Also on the first floor is a flex space which makes for an ideal home office, and the second bedroom and full bath. Upstairs, a spacious loft offers more flexible living space, and four additional bedrooms that make use of a third full bath. Ideal for entertaining out-of-town guests, the Trenton is complete with back patio and 2-car garage. Renderings are used for display purposes only. Estimated delivery Aug/Sept 2023.

15. 2023-08-23
    status Pending 653-char remark

    Show marketing remark (653 chars)

    The 3,326-square-foot Trenton is the perfect home to grow into. The first floor features an open plan kitchen, family room, and casual dining area. A breezy owner’s suite offers walk-in closet, dual sinks, and a tub shower. Also on the first floor is a flex space which makes for an ideal home office, and the second bedroom and full bath. Upstairs, a spacious loft offers more flexible living space, and four additional bedrooms that make use of a third full bath. Ideal for entertaining out-of-town guests, the Trenton is complete with back patio and 2-car garage. Renderings are used for display purposes only. Estimated delivery Aug/Sept 2023.

16. 2023-08-18
    listed $451,297 Active 653-char remark

    Show marketing remark (653 chars)

    The 3,326-square-foot Trenton is the perfect home to grow into. The first floor features an open plan kitchen, family room, and casual dining area. A breezy owner’s suite offers walk-in closet, dual sinks, and a tub shower. Also on the first floor is a flex space which makes for an ideal home office, and the second bedroom and full bath. Upstairs, a spacious loft offers more flexible living space, and four additional bedrooms that make use of a third full bath. Ideal for entertaining out-of-town guests, the Trenton is complete with back patio and 2-car garage. Renderings are used for display purposes only. Estimated delivery Aug/Sept 2023.

17. 2023-06-16
    soldstatus $352,300
18. 2023-03-31
    soldstatus $4,853,900

ⓘ 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: $6,004 · $500/mo
• Projected year-2 tax: $6,004 · $500/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $35,214
• − Mortgage interest: −$23,801
• − Property taxes: −$6,004
• − Insurance: −$2,124
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$12,361
• Taxable loss: −$14,710
• Est. tax savings @ 24.0%: +$3,530
• After-tax cash flow: $-3,517/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

-91.2% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $424,900 BEARMLS
• 2026-03-21 Price Changed $462,900 BEARMLS
• 2026-02-17 Listed $465,000 BEARMLS
• 2023-09-22 Sold (MLS) $445,000 NAPLESMLS
• 2023-08-23 Pending — NAPLESMLS
• 2023-08-18 Listed $451,297 NAPLESMLS
• 2023-06-16 Sold (Public Records) $352,300 Public Records
• 2023-03-31 Sold (Public Records) $4,853,900 Public Records

Property tax history

+165.5%/yr

Latest (2025): $6,004 · +0.1% YoY. Source: county tax records.