842 Clow St E · Lehigh Acres, FL 33974

$264,990

3 bd · 2.0 ba · 1,285 sqft · Land · 30 Days on market

Built 2026 10,018 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Discover Tranquility and Opportunity Nestled in a tranquil neighborhood, this exceptional residential lot offers the perfect combination of peace and convenience. Situated in the heart of Lehigh Acres, you'll have easy access to major highways, vibrant shopping centers, diverse dining options, and the excitement of Spring Training baseball. Just a short drive away, you'll find the charming town of Labelle, offering a quaint atmosphere with a brewery, delectable restaurants, a picturesque blueberry farm, and much more to explore. Key Features: South-Facing Serenity: The lot's southern orientation provides ample sunlight, ideal for a sparkling pool or outdoor entertaining. Prime Location: Enjoy the tranquility of a quiet neighborhood while remaining close to essential amenities. Investment Potential: Benefit from the rapid growth of Lehigh Acres and the potential for significant property value appreciation. Build Your Dream: Create a personalized living space that reflects your unique style and needs. Whether you're a growing family seeking a peaceful haven or an investor looking for a promising opportunity, this lot offers it all. Don't miss out on this exceptional chance to own a piece of paradise in Lehigh Acres.

Key facts

• Vaulted ceiling
• Sliding glass doors
• Breezy lanai

Tags

• OPEN-CONCEPT FLOORPLAN
• UPGRADED PLANK TILE FLOORS
• VAULTED CEILING
• SLIDING GLASS DOORS
• BREEZY LANAI
• ISLAND-STYLE LAYOUT

Property features AI

Finance

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

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: One-story home; Entry level: 1; Faces north; Property listed as under construction
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Security/high-impact doors; Automatic sprinklers/irrigation; Patio; Room for pool; Open patio/porch; Porch

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Pantry; Eat-in kitchen; Breakfast bar
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Shower-only configuration with separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Eat-in kitchen; Main level primary bedroom; Pantry; Shower only in bathrooms; Separate shower; Cable TV available; Vaulted ceilings; Walk-in closets; Split bedroom floorplan; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (24.6% below list).
• Recommended offer: $200k (24.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $265k implies a 1372% 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 $199,763 (24.6% 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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 11.1

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: 20.5%
• Equity multiple: 2.65×
• Total profit: $122,373
• Equity at exit: $238,724

10-year hold

• IRR: 18.1%
• Equity multiple: 5.89×
• Total profit: $362,624
• Equity at exit: $514,817

Cash invested: $74,197 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-253

Break-even live

Break-even rent $2,318

Max offer price $228,358

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	23d	1	0.19mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	0.20mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	0.26mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	14d	1	0.27mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	0.27mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	23d	1	0.28mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	0.35mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	0.41mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	23d	1	0.42mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	23d	1	0.48mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.58mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	23d	1	0.59mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	23d	1	0.60mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	0.61mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.64mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	23d	1	0.71mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	0.71mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	23d	1	0.82mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	23d	1	0.85mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	23d	1	0.85mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	14d	1	0.92mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.93mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.93mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	1.00mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	1.01mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	11d	1	1.07mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	1.08mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	1.09mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	1.14mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	1.17mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.19mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	23d	1	1.20mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	16d	1	1.20mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	3d	1	1.21mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	23d	1	1.25mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	1.31mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	3d	1	1.31mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	3d	1	1.31mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	23d	1	1.31mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.32mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $264,990 Pending 30 DOM
2. 2026-06-10
   days on market $264,990 Active 29 DOM
3. 2026-06-09
   days on market $264,990 Active 28 DOM
4. 2026-06-08
   days on market $264,990 Active 27 DOM
5. 2026-06-07
   days on market $264,990 Active 26 DOM
6. 2026-06-03
   remarks 681-char remark
7. 2026-06-03
   pricedays on market $264,990 Active 22 DOM
8. 2026-06-02
   days on market $279,990 Active 21 DOM
9. 2026-06-01
   days on market $279,990 Active 20 DOM
10. 2026-05-31
    days on market $279,990 Active 19 DOM
11. 2026-05-12
    listed $279,990 Active
12. 2025-09-29
    soldstatus $18,000
13. 2025-09-24
    soldstatus $18,000 Closed 1233-char remark

    Show marketing remark (1233 chars)

    Discover Tranquility and Opportunity Nestled in a tranquil neighborhood, this exceptional residential lot offers the perfect combination of peace and convenience. Situated in the heart of Lehigh Acres, you'll have easy access to major highways, vibrant shopping centers, diverse dining options, and the excitement of Spring Training baseball. Just a short drive away, you'll find the charming town of Labelle, offering a quaint atmosphere with a brewery, delectable restaurants, a picturesque blueberry farm, and much more to explore. Key Features: South-Facing Serenity: The lot's southern orientation provides ample sunlight, ideal for a sparkling pool or outdoor entertaining. Prime Location: Enjoy the tranquility of a quiet neighborhood while remaining close to essential amenities. Investment Potential: Benefit from the rapid growth of Lehigh Acres and the potential for significant property value appreciation. Build Your Dream: Create a personalized living space that reflects your unique style and needs. Whether you're a growing family seeking a peaceful haven or an investor looking for a promising opportunity, this lot offers it all. Don't miss out on this exceptional chance to own a piece of paradise in Lehigh Acres.

14. 2025-08-15
    status Pending 1233-char remark

    Show marketing remark (1233 chars)

    Discover Tranquility and Opportunity Nestled in a tranquil neighborhood, this exceptional residential lot offers the perfect combination of peace and convenience. Situated in the heart of Lehigh Acres, you'll have easy access to major highways, vibrant shopping centers, diverse dining options, and the excitement of Spring Training baseball. Just a short drive away, you'll find the charming town of Labelle, offering a quaint atmosphere with a brewery, delectable restaurants, a picturesque blueberry farm, and much more to explore. Key Features: South-Facing Serenity: The lot's southern orientation provides ample sunlight, ideal for a sparkling pool or outdoor entertaining. Prime Location: Enjoy the tranquility of a quiet neighborhood while remaining close to essential amenities. Investment Potential: Benefit from the rapid growth of Lehigh Acres and the potential for significant property value appreciation. Build Your Dream: Create a personalized living space that reflects your unique style and needs. Whether you're a growing family seeking a peaceful haven or an investor looking for a promising opportunity, this lot offers it all. Don't miss out on this exceptional chance to own a piece of paradise in Lehigh Acres.

15. 2025-07-16
    listed $25,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Discover Tranquility and Opportunity Nestled in a tranquil neighborhood, this exceptional residential lot offers the perfect combination of peace and convenience. Situated in the heart of Lehigh Acres, you'll have easy access to major highways, vibrant shopping centers, diverse dining options, and the excitement of Spring Training baseball. Just a short drive away, you'll find the charming town of Labelle, offering a quaint atmosphere with a brewery, delectable restaurants, a picturesque blueberry farm, and much more to explore. Key Features: South-Facing Serenity: The lot's southern orientation provides ample sunlight, ideal for a sparkling pool or outdoor entertaining. Prime Location: Enjoy the tranquility of a quiet neighborhood while remaining close to essential amenities. Investment Potential: Benefit from the rapid growth of Lehigh Acres and the potential for significant property value appreciation. Build Your Dream: Create a personalized living space that reflects your unique style and needs. Whether you're a growing family seeking a peaceful haven or an investor looking for a promising opportunity, this lot offers it all. Don't miss out on this exceptional chance to own a piece of paradise in Lehigh Acres.

16. 2025-04-30
    historical
17. 2025-02-25
    price $22,500
18. 2024-12-19
    price $23,000
19. 2024-11-08
    price $25,000
20. 2024-09-10
    listed $27,500 Active
21. 2021-05-28
    soldstatus $8,750

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $23,972
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$7,709
• Taxable loss: −$7,716
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-1,186/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

+3099.9% since first listed

11 events — show timeline

• 2026-05-12 Listed $279,990 FORTMLS
• 2025-09-29 Sold (Public Records) $18,000 Public Records
• 2025-09-24 Sold (MLS) $18,000 FORTMLS
• 2025-08-15 Pending — FORTMLS
• 2025-07-16 Listed $25,000 FORTMLS
• 2025-04-30 Listing Removed — FORTMLS
• 2025-02-25 Price Changed $22,500 FORTMLS
• 2024-12-19 Price Changed $23,000 FORTMLS
• 2024-11-08 Price Changed $25,000 FORTMLS
• 2024-09-10 Listed $27,500 FORTMLS
• 2021-05-28 Sold (Public Records) $8,750 Public Records

Property tax history

+9.8%/yr

Latest (2025): $403 · +11.8% YoY. Source: county tax records.