424 Parkdale Blvd · Lehigh Acres, FL 33974

$339,900

3 bd · 2.0 ba · 1,387 sqft · Land · 171 Days on market

Built 2024 0.25 ac 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +1.3/5.0
• 1% rule +1.1/10.0

Listing remarks

PRICE REDUCED! House is complete and move-in ready! Come explore the Avalon, an exquisite single-story home in Mirror Lakes! This 3-bedroom, 2-bathroom gem boasts a fully upgraded kitchen, a spacious open family room, and a serene primary bedroom retreat. Enjoy tranquil moments on the covered back patio or transform one of the secondary bedrooms into your ideal home office. Designed with comfort and style in mind, the Avalon offers a perfect balance of functionality and elegance in a prime location. Don’t miss your chance to make it yours! Photos are renderings of a finished product from another property.

Key facts

• Covered back patio
• 0.25 acre lot
• 2 garage spots

Tags

• FULLY UPGRADED KITCHEN
• COVERED BACK PATIO
• SPACIOUS OPEN FAMILY ROOM
• SERENE PRIMARY BEDROOM RETREAT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking with garage door opener
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story; New construction; Faces northeast; Lot exposure to southwest
• Construction: Block, concrete, and stucco construction; Shingle roof; Built as new construction
• Exterior features: Patio; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop / range; Microwave; Disposal; Icemaker / refrigerator with ice maker; Refrigerator; Pantry
• Bedrooms: Master bedroom (approx. 15 x 13); Bedroom (approx. 10 x 11); Bedroom (approx. 10 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower(s)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows with window coverings; Living/dining room; Main-level primary bedroom; Pantry; Separate shower (shower only); Walk-in closets; Window treatments; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Utility room (approx. 6 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (39.4% below list).
• Recommended offer: $206k (39.4% 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 falling (-4.7%/yr); 2476 active listings in the ZIP; 40 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 34% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $44k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $340k implies a 2277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $206,034 (39.4% 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 171 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• GRM: 13.7

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $155,637
• Equity at exit: $306,209

10-year hold

• IRR: 18.0%
• Equity multiple: 5.89×
• Total profit: $465,428
• Equity at exit: $660,351

Cash invested: $95,172 (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: 13.7×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-365

Break-even live

Break-even rent $2,523

Max offer price $275,396

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-269	+0% $-365	+5% $-461	+10% $-558
Rent	-10% $-528	-5% $-447	+0% $-365	+5% $-284	+10% $-202
Rate	-1.0pp $-194	-0.5pp $-279	base $-365	+0.5pp $-453	+1.0pp $-543

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	25d	1	0.56mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	0.57mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.57mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.59mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	5d	1	0.60mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	17d	1	0.66mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.75mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	0.77mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	25d	1	0.87mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.87mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	0.88mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	0.88mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	23d	1	0.92mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	0.92mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	0.95mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	0.96mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	0.98mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	1.00mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	1.00mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.12mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	1.13mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	1.13mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	25d	1	1.14mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	1.14mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	1.23mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	1.25mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.32mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	5d	1	1.32mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	25d	1	1.35mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.35mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.35mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	5d	1	1.36mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	25d	1	1.36mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	1.37mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	25d	1	1.39mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	23d	1	1.40mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.40mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.40mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	21d	1	1.40mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	15d	1	1.41mi

Listing history 27 events

1. 2026-06-22
   days on market $339,900 Active 171 DOM
2. 2026-06-17
   days on market $339,900 Active 167 DOM
3. 2026-06-16
   days on market $339,900 Active 166 DOM
4. 2026-06-15
   days on market $339,900 Active 165 DOM
5. 2026-06-13
   days on market $339,900 Active 163 DOM
6. 2026-06-10
   days on market $339,900 Active 160 DOM
7. 2026-06-09
   days on market $339,900 Active 159 DOM
8. 2026-06-07
   days on market $339,900 Active 157 DOM
9. 2026-06-02
   days on market $339,900 Active 152 DOM
10. 2026-06-02
    price $339,900 Active 151 DOM
11. 2026-06-01
    days on market $319,900 Active 151 DOM
12. 2026-06-01
    days on market $319,900 Active 150 DOM
13. 2026-05-01
    price $319,900
14. 2026-02-05
    price $369,900
15. 2025-12-31
    listed $383,900 Active
16. 2025-12-19
    historical
17. 2025-10-02
    price $383,900
18. 2025-09-11
    price $385,900
19. 2025-06-27
    price $375,900
20. 2025-05-09
    price $385,900
21. 2025-05-02
    price $380,900
22. 2025-05-02
    price $385,900
23. 2025-04-25
    price $380,900
24. 2025-04-15
    price $375,900
25. 2024-12-20
    listed $387,900 Active
26. 1987-04-08
    soldstatus $14,300
27. 1987-04-01
    soldstatus $14,300

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$1,997/yr (+$166/mo · 242.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $24,724
• − Mortgage interest: −$19,040
• − Property taxes: −$825
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$9,888
• Taxable loss: −$10,684
• Est. tax savings @ 24.0%: +$2,564
• After-tax cash flow: $-1,818/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

+2137.1% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $319,900 FORTMLS
• 2026-02-05 Price Changed $369,900 FORTMLS
• 2025-12-31 Listed $383,900 FORTMLS
• 2025-12-19 Listing Removed — FORTMLS
• 2025-10-02 Price Changed $383,900 FORTMLS
• 2025-09-11 Price Changed $385,900 FORTMLS
• 2025-06-27 Price Changed $375,900 FORTMLS
• 2025-05-09 Price Changed $385,900 FORTMLS
• 2025-05-02 Price Changed $380,900 FORTMLS
• 2025-05-02 Price Changed $385,900 FORTMLS
• 2025-04-25 Price Changed $380,900 FORTMLS
• 2025-04-15 Price Changed $375,900 FORTMLS
• 2024-12-20 Listed $387,900 FORTMLS
• 1987-04-08 Sold (Public Records) $14,300 Public Records
• 1987-04-01 Sold (Public Records) $14,300 Public Records

Property tax history

+23.5%/yr

Latest (2025): $825 · +98.9% YoY. Source: county tax records.