139 Partridge St · Lehigh Acres, FL 33974

$345,000

3 bd · 2.0 ba · 1,523 sqft · Land · 231 Days on market

Built 2025 0.30 ac lot

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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 +5.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this beautifully ready to move in 3-bedroom, 2-bathroom home with a spacious den, located in the sought-after Southwood Lehigh Acres neighborhood. This brand-new construction boasts a perfect blend of modern design and functional features, ideal for comfortable living. As you enter, you’re greeted by high tray ceilings and the sleek LVP flooring that flows throughout the open-concept layout, highlighting the home’s spaciousness and bright, airy feel. The heart of the home features a gourmet kitchen with gorgeous quartz countertops and backsplash, and a large island perfect for cooking and entertaining. High-end stainless steel appliances complete the space, making it

Key facts

• Quartz countertops
• Impact doors
• Gourmet kitchen

Tags

• SPACIOUS DEN
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• NATURAL LIGHT
• IMPACT DOORS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association includes insurance; Community is non-gated; Association fee listed as 0.0

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; Two covered spaces
• Security: Key card entry; Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available; Public maintained paved road
• Home design: Single-story; New construction; Entry level 1; Southeast facing; Has view; Northwest exposure
• Construction: Block, concrete and stucco construction; Shingle roof; Is waterfront (canal access); Lot is irregular with dimensions 80 x 150 x 93 x 150; Lot surveyed
• Exterior features: Security/high impact doors; Sprinkler/irrigation; Patio; Open patio/porch; Porch

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Water purifier
• Bedrooms: Master bedroom; Bedroom (11 x 12); Bedroom (11 x 11); Den (10 x 10.6)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Tray ceiling(s); Separate/formal dining room; Dual sinks; Kitchen island; Custom mirrors; Pantry; Shower only; Separate shower; Walk-in closet(s); Split bedrooms; Display window(s); Single hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry inside; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-795 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (41.7% below list).
• Recommended offer: $201k (41.7% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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+, 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 24d 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 $37k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $345k implies a 2200% 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 $201,122 (41.7% 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 231 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.88%
• DSCR: 0.56
• GRM: 14.3

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: 16.7%
• Equity multiple: 2.36×
• Total profit: $131,376
• Equity at exit: $310,803

10-year hold

• IRR: 15.4%
• Equity multiple: 5.31×
• Total profit: $416,223
• Equity at exit: $670,259

Cash invested: $96,600 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-795

Break-even live

Break-even rent $3,018

Max offer price $229,911

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	23d	1	0.20mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	23d	1	0.22mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	23d	1	0.32mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	3d	1	0.32mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	23d	1	0.35mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	2d	1	0.36mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	14d	1	0.41mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	16d	1	0.45mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	23d	1	0.57mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	23d	1	0.60mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	23d	1	0.61mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	23d	1	0.62mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	23d	1	0.62mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	3d	1	0.66mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	23d	1	0.67mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	10d	1	0.70mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	3d	1	0.71mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	23d	1	0.73mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	3d	1	0.73mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	23d	1	0.74mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	23d	1	0.74mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	14d	1	0.81mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	3d	1	0.83mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	23d	1	0.83mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	3d	1	0.85mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	19d	1	0.86mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	23d	1	0.87mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	23d	1	0.90mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	10d	1	0.93mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	23d	1	0.93mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	16d	1	0.97mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	23d	1	0.98mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	23d	1	0.98mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	23d	1	0.99mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	10d	1	1.01mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	14d	1	1.02mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	1.02mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	3d	1	1.04mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	2d	1	1.04mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	23d	1	1.04mi

Listing history 11 events

1. 2026-06-17
   days on market $345,000 Active 231 DOM
2. 2026-06-16
   days on market $345,000 Active 230 DOM
3. 2026-06-16
   days on market $345,000 Active 229 DOM
4. 2026-06-13
   days on market $345,000 Active 227 DOM
5. 2026-06-09
   days on market $345,000 Active 223 DOM
6. 2026-06-07
   days on market $345,000 Active 221 DOM
7. 2026-06-02
   days on market $345,000 Active 216 DOM
8. 2026-06-01
   days on market $345,000 Active 215 DOM
9. 2026-06-01
   days on market $345,000 Active 214 DOM
10. 2025-10-29
    listed $345,000 Active
11. 2022-07-28
    soldstatus $15,000

ⓘ 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 10/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,135
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$10,036
• Taxable loss: −$15,989
• Est. tax savings @ 24.0%: +$3,837
• After-tax cash flow: $-5,707/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

+2200.0% since first listed

2 events — show timeline

• 2025-10-29 Listed $345,000 FORTMLS
• 2022-07-28 Sold (Public Records) $15,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $506 · +6.5% YoY. Source: county tax records.