511 Trinity St E · Lehigh Acres, FL 33974

$281,990

4 bd · 2.0 ba · 1,426 sqft · Land · 65 Days on market

Built 2026 10,707 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 +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 +2.3/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

GREAT LOCATION …. Backed to a canal on a quiet paved street with utilities! Just minutes from major amenities with a quick commute to state road 82 & Fort Myers! Come build your DREAM HOME or INVEST today.

Key facts

• Open floor plan
• Private bathroom
• Large walk-in closet

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINETS
• SPACIOUS KITCHEN ISLAND
• UPGRADED QUARTZ COUNTERTOPS
• PRIVATE BATHROOM
• LARGE WALK-IN CLOSET

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Security/high impact doors
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story home; Under construction; South-facing entry
• Construction: Block, concrete and stucco construction; Shingle roof; Rectangular lot; Lot dimensions approximately 85 x 125 (north exposure)
• Exterior features: Open porch; Security/high impact doors

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Pantry
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: High ceilings; Vaulted ceilings; Open family/dining area; Living/dining room combination; Pantry; Cable TV ready; Split bedroom layout; Impact glass windows; Single hung windows; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $282k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (24.0% below list).
• Recommended offer: $214k (24.0% 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+, 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; 33 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 36% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $282k implies a 1424% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,323 (24.0% 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 65 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• 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: 20.7%
• Equity multiple: 2.66×
• Total profit: $131,051
• Equity at exit: $254,039

10-year hold

• IRR: 18.2%
• Equity multiple: 5.91×
• Total profit: $387,543
• Equity at exit: $547,845

Cash invested: $78,957 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,230/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-256

Break-even live

Break-even rent $2,467

Max offer price $245,003

Occupancy floor —

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: $70,498
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	23d	1	0.14mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	19d	1	0.19mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	15d	1	0.49mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	0.58mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	23d	1	0.60mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	23d	1	0.62mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	19d	1	0.74mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	23d	1	0.79mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.83mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	15d	1	0.88mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	14d	1	0.90mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	3d	1	0.93mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	23d	1	0.97mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	21d	1	1.09mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	1.12mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	21d	1	1.13mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	14d	1	1.17mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	23d	1	1.22mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	23d	1	1.25mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	3d	1	1.25mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	1d	1	1.25mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	14d	1	1.26mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	3d	1	1.30mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	23d	1	1.33mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	23d	1	1.35mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	23d	1	1.35mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	23d	1	1.37mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	19d	1	1.37mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	1.37mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.38mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	23d	1	1.46mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	23d	1	1.48mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.48mi

Listing history 20 events

1. 2026-06-17
   pricedays on market $281,990 Active 65 DOM
2. 2026-06-16
   days on market $282,990 Active 64 DOM
3. 2026-06-15
   days on market $282,990 Active 63 DOM
4. 2026-06-13
   days on market $282,990 Active 61 DOM
5. 2026-06-10
   pricedays on market $282,990 Active 58 DOM
6. 2026-06-09
   days on market $284,990 Active 57 DOM
7. 2026-06-07
   days on market $284,990 Active 55 DOM
8. 2026-06-03
   days on market $284,990 Active 51 DOM
9. 2026-06-02
   pricedays on market $284,990 Active 50 DOM
10. 2026-06-01
    days on market $286,990 Active 49 DOM
11. 2026-05-31
    days on market $286,990 Active 48 DOM
12. 2026-05-21
    price $289,990
13. 2026-05-13
    price $291,990
14. 2026-05-06
    price $294,990
15. 2026-04-29
    price $299,990
16. 2026-04-13
    listed $303,990 Active
17. 2025-11-26
    soldstatus $18,500
18. 2025-11-12
    soldstatus $18,500 Closed 218-char remark

    Show marketing remark (218 chars)

    GREAT LOCATION …. Backed to a canal on a quiet paved street with utilities! Just minutes from major amenities with a quick commute to state road 82 & Fort Myers! Come build your DREAM HOME or INVEST today.

19. 2025-10-30
    status Pending 218-char remark

    Show marketing remark (218 chars)

    GREAT LOCATION …. Backed to a canal on a quiet paved street with utilities! Just minutes from major amenities with a quick commute to state road 82 & Fort Myers! Come build your DREAM HOME or INVEST today.

20. 2025-10-15
    listed $19,900 Active 218-char remark

    Show marketing remark (218 chars)

    GREAT LOCATION …. Backed to a canal on a quiet paved street with utilities! Just minutes from major amenities with a quick commute to state road 82 & Fort Myers! Come build your DREAM HOME or INVEST today.

ⓘ 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 · 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: $25,719
• − Mortgage interest: −$15,796
• − Property taxes: −$4,230
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$8,203
• Taxable loss: −$8,035
• Est. tax savings @ 24.0%: +$1,928
• After-tax cash flow: $-1,139/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

+1357.2% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $289,990 FORTMLS
• 2026-05-13 Price Changed $291,990 FORTMLS
• 2026-05-06 Price Changed $294,990 FORTMLS
• 2026-04-29 Price Changed $299,990 FORTMLS
• 2026-04-13 Listed $303,990 FORTMLS
• 2025-11-26 Sold (Public Records) $18,500 Public Records
• 2025-11-12 Sold (MLS) $18,500 FORTMLS
• 2025-10-30 Pending — FORTMLS
• 2025-10-15 Listed $19,900 FORTMLS

Property tax history

+10.1%/yr

Latest (2025): $388 · +10.7% YoY. Source: county tax records.