1042 Darlington St · Lehigh Acres, FL 33974

$249,900

3 bd · 2.0 ba · 1,058 sqft · Land · 57 Days on market

Built 2026 10,001 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Explore the potential of this exceptional vacant lot, strategically positioned near Highway 82 in the lively area of Lehigh Acres. This lot plot offers a uniquely advantageous location, serving as an ideal canvas for your future dream home. Seize the chance to become the owner of this valuable piece of land. Don’t miss this opportunity.

Key facts

• Modern island
• Spacious backyard
• New construction

Tags

• NEW CONSTRUCTION
• PORCELAIN TILE FLOORING
• MODERN LIGHT FIXTURES
• HIGH-QUALITY APPLIANCES
• MODERN ISLAND
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Lot is rectangular with dimensions approximately 80 x 125 (plans listed); Lot exposure: North; Zoning: RS-1; Road maintained by public authority; Irrigation from well
• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Two parking spaces
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Well water; Septic tank sewer; Cable service not available
• Home design: Single-story; Entry at level 0; Property faces south; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Sprinkler/irrigation system; Automatic sprinklers; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: No specific room type details provided
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Closet cabinetry; Kitchen island; Combined living/dining area; Separate shower (shower only); Split bedroom layout; Unfurnished
• Laundry & utility: Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (28.4% below list).
• Recommended offer: $179k (28.4% 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+, 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $250k implies a 1062% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,040 (28.4% 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 57 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 11.6

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: 19.7%
• Equity multiple: 2.59×
• Total profit: $110,973
• Equity at exit: $225,130

10-year hold

• IRR: 17.5%
• Equity multiple: 5.76×
• Total profit: $333,113
• Equity at exit: $485,501

Cash invested: $69,972 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-313

Break-even live

Break-even rent $2,186

Max offer price $204,668

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-226	+0% $-313	+5% $-399	+10% $-485
Rent	-10% $-454	-5% $-383	+0% $-313	+5% $-242	+10% $-171
Rate	-1.0pp $-187	-0.5pp $-249	base $-313	+0.5pp $-377	+1.0pp $-443

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	0.27mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	0.33mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.43mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	0.63mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	16d	1	0.65mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.74mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	0.77mi
1129 Graystone Ave Lehigh Acres, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	0.80mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	15d	1	0.84mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	0.87mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	0.87mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	0.88mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	16d	1	0.92mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	15d	1	0.93mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	0.93mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.94mi
764 Santa Lucia Ave S Lehigh Acres, FL	2.0	1.0	777	$1,450	$1.87	3d	1	0.96mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	3d	1	1.00mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	1.01mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	12d	1	1.07mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	1.22mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	22d	1	1.25mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	1.25mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	1.31mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	1.42mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	1.42mi
1092 Norton Ave S Lehigh Acres, FL	2.0	1.0	896	$1,450	$1.62	3d	1	1.44mi

Listing history 17 events

1. 2026-06-17
   days on market $249,900 Active 57 DOM
2. 2026-06-16
   days on market $249,900 Active 56 DOM
3. 2026-06-15
   days on market $249,900 Active 55 DOM
4. 2026-06-13
   days on market $249,900 Active 53 DOM
5. 2026-06-10
   days on market $249,900 Active 50 DOM
6. 2026-06-09
   days on market $249,900 Active 49 DOM
7. 2026-06-07
   days on market $249,900 Active 47 DOM
8. 2026-06-03
   days on market $249,900 Active 43 DOM
9. 2026-06-02
   days on market $249,900 Active 42 DOM
10. 2026-06-01
    days on market $249,900 Active 41 DOM
11. 2026-05-31
    days on market $249,900 Active 40 DOM
12. 2026-05-01
    price $249,900
13. 2026-04-21
    listed $259,900 Active
14. 2024-07-31
    soldstatus $21,500
15. 2024-07-30
    soldstatus $21,500 Sold 346-char remark

    Show marketing remark (346 chars)

    Explore the potential of this exceptional vacant lot, strategically positioned near Highway 82 in the lively area of Lehigh Acres. This lot plot offers a uniquely advantageous location, serving as an ideal canvas for your future dream home. Seize the chance to become the owner of this valuable piece of land. Don’t miss this opportunity.

16. 2024-05-27
    status Pending 346-char remark

    Show marketing remark (346 chars)

    Explore the potential of this exceptional vacant lot, strategically positioned near Highway 82 in the lively area of Lehigh Acres. This lot plot offers a uniquely advantageous location, serving as an ideal canvas for your future dream home. Seize the chance to become the owner of this valuable piece of land. Don’t miss this opportunity.

17. 2024-02-01
    listed $25,000 Active 346-char remark

    Show marketing remark (346 chars)

    Explore the potential of this exceptional vacant lot, strategically positioned near Highway 82 in the lively area of Lehigh Acres. This lot plot offers a uniquely advantageous location, serving as an ideal canvas for your future dream home. Seize the chance to become the owner of this valuable piece of land. Don’t miss this opportunity.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $21,485
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$7,270
• Taxable loss: −$8,219
• Est. tax savings @ 24.0%: +$1,973
• After-tax cash flow: $-1,779/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

+899.6% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $249,900 FORTMLS
• 2026-04-21 Listed $259,900 FORTMLS
• 2024-07-31 Sold (Public Records) $21,500 Public Records
• 2024-07-30 Sold (MLS) $21,500 BEARMLS
• 2024-05-27 Pending — BEARMLS
• 2024-02-01 Listed $25,000 BEARMLS

Property tax history

+15.1%/yr

Latest (2025): $442 · +22.4% YoY. Source: county tax records.