1011 Kent St E · Lehigh Acres, FL 33974

$259,900

3 bd · 2.0 ba · 1,258 sqft · Land · 28 Days on market

Built 2026 0.27 ac 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

This .26-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE .26 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. Located just minutes to the Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

Key facts

• Quartz countertops
• Freshwater canal lot
• Gourmet kitchen

Tags

• FRESHWATER CANAL LOT
• WATER VIEW
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT TOUCH CABINET DOORS

Property features AI

Finance

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

Exterior

• Parking: Attached garage; Driveway parking; Paved parking with garage door opener; 1 covered garage space (1-car)
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; New construction; Entry level: 1; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high impact doors; Room for a pool; Open porch; Lanai/screened porch; Oversized lot; North exposure; Canal access (waterfront)

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator with ice maker; Icemaker; Water purifier; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Master bedroom (main level); Additional bedrooms (main level)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Breakfast bar; Built-in features; Eat-in kitchen; High ceilings; Living/dining room; Custom mirrors; Main level primary suite; Pantry; Sitting area in primary; Tub/shower; Vaulted ceilings; Walk-in closets; Split bedroom floorplan; Unfurnished
• Laundry & utility: Washer; Dryer; Inside laundry / utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.4% below list).
• Recommended offer: $199k (23.4% 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; 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 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 $20k; list at $260k implies a 1200% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,962 (23.4% 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. 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.9

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: 20.8%
• Equity multiple: 2.67×
• Total profit: $121,461
• Equity at exit: $234,139

10-year hold

• IRR: 18.3%
• Equity multiple: 5.93×
• Total profit: $358,537
• Equity at exit: $504,929

Cash invested: $72,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-224

Break-even live

Break-even rent $2,274

Max offer price $227,442

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-135	+0% $-224	+5% $-314	+10% $-404
Rent	-10% $-381	-5% $-303	+0% $-224	+5% $-146	+10% $-67
Rate	-1.0pp $-93	-0.5pp $-158	base $-224	+0.5pp $-292	+1.0pp $-360

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	0.03mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.25mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	20d	1	0.28mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.42mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	0.45mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.48mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	24d	1	0.58mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	0.58mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	0.59mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	0.62mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	0.67mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.72mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	3d	1	0.75mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	0.80mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	0.87mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.89mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	0.89mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	2d	1	0.92mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.92mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	0.93mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	24d	1	1.02mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	14d	1	1.02mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	24d	1	1.08mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.09mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	24d	1	1.09mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	1.09mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	1.10mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	24d	1	1.14mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	1.14mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	24d	1	1.15mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.15mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	21d	1	1.16mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	24d	1	1.16mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.17mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	1.18mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	1.24mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	24d	1	1.24mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	3d	1	1.30mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	3d	1	1.31mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	24d	1	1.32mi

Listing history 21 events

1. 2026-06-17
   days on market $259,900 Active 28 DOM
2. 2026-06-16
   days on market $259,900 Active 27 DOM
3. 2026-06-15
   days on market $259,900 Active 26 DOM
4. 2026-06-13
   days on market $259,900 Active 24 DOM
5. 2026-06-10
   days on market $259,900 Active 21 DOM
6. 2026-06-09
   days on market $259,900 Active 20 DOM
7. 2026-06-08
   days on market $259,900 Active 19 DOM
8. 2026-06-07
   days on market $259,900 Active 18 DOM
9. 2026-06-03
   days on market $259,900 Active 14 DOM
10. 2026-06-02
    days on market $259,900 Active 13 DOM
11. 2026-06-01
    days on market $259,900 Active 12 DOM
12. 2026-05-31
    days on market $259,900 Active 11 DOM
13. 2026-05-20
    listed $259,900 Active
14. 2024-10-17
    soldstatus $20,000
15. 2024-10-01
    soldstatus $20,000 Closed 1224-char remark

    Show marketing remark (1252 chars)

    This . 23-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE. 23 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This . 23 acre lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This stunning lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. This lot is just minutes distance to Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

16. 2024-10-01
    soldstatus $20,000 Sold 1252-char remark

    Show marketing remark (1252 chars)

    This . 23-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE. 23 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This . 23 acre lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This stunning lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. This lot is just minutes distance to Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

17. 2024-09-19
    status Pending 1252-char remark

    Show marketing remark (1252 chars)

    This . 23-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE. 23 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This . 23 acre lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This stunning lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. This lot is just minutes distance to Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

18. 2024-09-13
    status Pending With Contingencies 1252-char remark

    Show marketing remark (1224 chars)

    This .26-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE .26 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. Located just minutes to the Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

19. 2024-09-13
    historical Pending with Contingency 1224-char remark

    Show marketing remark (1224 chars)

    This .26-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE .26 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. Located just minutes to the Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

20. 2024-09-05
    listed $22,900 Active 1224-char remark

    Show marketing remark (1252 chars)

    This . 23-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE. 23 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This . 23 acre lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This stunning lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. This lot is just minutes distance to Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

21. 2024-09-05
    listed $22,900 Active 1252-char remark

    Show marketing remark (1252 chars)

    This . 23-acre lot is located in Lehigh Acres and is PRICED TO SELL! In a lesser developed area of Lehigh Acres, you'll love the quiet location of this lot. This is the perfect time to invest in land with prices on the rise! Buy and hold; buy and build - the choice is yours! This lot in Lehigh acres is located near golf courses, shopping, parks, restaurants and schools! A short drive will get you to the Caloosahatchee river and beaches. A very affordable place to live in southwest Florida! LARGE. 23 Acre Lot on Paved Road is a Great investment opportunity or build the home you have always wanted! Situated in Lehigh Acres in a non-gated neighborhood. This . 23 acre lot is in the very fast-growing community of Lehigh Acres in Lee County, FL. The exclusive R-1 zoning allows for site-built homes and guest homes. This stunning lot is flat, dry, in X FLOOD ZONE and ready to build! This great location Near Gulf of Mexico has easy access to Fort Myers, Port Charlotte, Naples and Sarasota. This lot is just minutes distance to Majestic Golf Club for a round of golf. Once you're finished there, visit Spartan Farms for a quick horseback ride! Enjoy sun, surf and sand at the world renown Sanibel Island. Close to Fort Myers International Airport.

ⓘ 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 · 25 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: $23,875
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$7,561
• Taxable loss: −$7,262
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $-949/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

+1034.9% since first listed

9 events — show timeline

• 2026-05-20 Listed $259,900 FORTMLS
• 2024-10-17 Sold (Public Records) $20,000 Public Records
• 2024-10-01 Sold (MLS) $20,000 NAPLESMLS
• 2024-10-01 Sold (MLS) $20,000 MIML
• 2024-09-19 Pending — NAPLESMLS
• 2024-09-13 Pending — NAPLESMLS
• 2024-09-13 Contingent — MIML
• 2024-09-05 Listed $22,900 NAPLESMLS
• 2024-09-05 Listed $22,900 MIML

Property tax history

+18.0%/yr

Latest (2025): $447 · +25.5% YoY. Source: county tax records.