655 Crabtree Ct · Lehigh Acres, FL 33972

$337,515

4 bd · 2.0 ba · 1,828 sqft · Land · 10 Days on market

Built 2026 0.35 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This luxurious reinforced concrete block NEW construction, 4-Bedroom, 2-Bathroom, 2-Car Garage, Cali Model, delivers all the modern amenities for comfortable living. All this, on an oversize 1/3 Acre Lot at the end of a cul-de-sac. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless-steel appliances and light shaker style white cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, additional linen closet, expansive walk-in closet and private water closet. Other features include a laundry room, with washer and dryer hook up, Ceramic tile 6”x 24” plank floor

Key facts

• Dual vanity
• Primary ensuite
• Large island

Tags

• OVERSIZE 1/3 ACRE LOT
• CUL-DE-SAC
• LARGE ISLAND
• STAINLESS-STEEL APPLIANCES
• PRIMARY ENSUITE
• DUAL VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $338k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (34.7% below list).
• Recommended offer: $220k (34.7% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 35 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).
• This rent runs 36% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,257 (34.7% 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. 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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.52%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.08×
• Total profit: $-87,109
• Equity at exit: $50,325

10-year hold

• IRR: -18.0%
• Equity multiple: -0.07×
• Total profit: $-101,566
• Equity at exit: $29,182

Cash invested: $94,504 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,063/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-592

Break-even live

Break-even rent $2,953

Max offer price $251,785

Occupancy floor —

Sensitivity live

Price	-10% $-359	-5% $-476	+0% $-592	+5% $-709	+10% $-826
Rent	-10% $-766	-5% $-679	+0% $-592	+5% $-505	+10% $-418
Rate	-1.0pp $-422	-0.5pp $-507	base $-592	+0.5pp $-680	+1.0pp $-769

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: $84,379
• Closing costs: $10,125
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.23mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.24mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.29mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	0.31mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.34mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.45mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	22d	1	0.49mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	0.53mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	0.63mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	0.67mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.70mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.76mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	0.77mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	0.78mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	3d	1	0.82mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.01mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.01mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.01mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.02mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	1.04mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	1.06mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	1.09mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	1.10mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	1.12mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	1.15mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.20mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	1.22mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	24d	1	1.28mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	1.33mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	1.38mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	1.39mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	24d	1	1.44mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	1.44mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	3d	1	1.44mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.46mi

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $337,515
3. 2026-04-14
   listed $362,515 Active
4. 2026-01-16
   soldstatus $343,000
5. 2022-02-10
   soldstatus $18,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,431
• − Mortgage interest: −$18,906
• − Property taxes: −$5,063
• − Insurance: −$1,688
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,819
• Taxable loss: −$13,273
• Est. tax savings @ 24.0%: +$3,186
• After-tax cash flow: $-3,924/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+1775.1% since first listed

5 events — show timeline

• 2026-04-24 Pending — NAPLESMLS
• 2026-04-14 Price Changed $337,515 NAPLESMLS
• 2026-04-14 Listed $362,515 NAPLESMLS
• 2026-01-16 Sold (Public Records) $343,000 Public Records
• 2022-02-10 Sold (Public Records) $18,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $455 · +9.7% YoY. Source: county tax records.