162 Aurora Ave S · Lehigh Acres, FL 33974

$297,990

4 bd · 2.0 ba · 1,593 sqft · Land · 49 Days on market

Built 2026 0.25 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

A BUILDABLE VACANT LAND LOT, PERFECT FOR A SINGLE FAMILY HOME OR DUPLEX, NEW ON THE MARKET AND READY FOR A QUICK SALE ! HIGHLY-DESIRABLE, AFFORDABLE & BUILDABLE ON AN OVER-SIZED QUARTER-ACRE VACANT LAND ZONED VACANT RESIDENTIAL, RS-1, A SOME-WHAT CLEARD LOT, WERE YOU CAN BUILD A SINGLE-FAMILY FOREVER DREAM HOME THE SUPERB LOCATION TO SET UP A HOMESTEAD. PURCHASE HERE WITH CONFIDENCE AFTER SEEING WITHIN WALKING-DISTANCE THE MANY OTHER PROPERTIES THAT ARE ALL READY BUILT AND AFTER VIEWING SEVERAL OF THE NEARBY NEW HOMES CURRNETLY UNDER CONSTRUCITON ON LOTS JUST LIKE THIS ONE. HIGH & DRY PROPERTY NOT IN A FLOOD ZONE HAS NO HOA, JUST WHAT EVERYONE WANTS! YOU WILL LOVE THIS LOCATION NEAR INTERSECTIONS OF THE HIGHWAY AND CLOSE TO EVERYWHERE YOU WILL WANT TO BE, MAKE AN OFFER THIS IS IT!

Key facts

• Large shower
• Walk-in closet
• Covered lanai

Tags

• OPEN KITCHEN
• COVERED LANAI
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• RELAXING BATH
• LARGE SHOWER

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Paved parking; Garage door opener; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry at level 1; Faces east; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high impact doors; Sprinkler/irrigation system (automatic); Patio (open); Porch; Room for pool; Oversized lot; Public maintained road; West exposure

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Pantry; Walk-in pantry; Breakfast bar
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower; Shower only
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Breakfast bar; Cathedral ceilings; Dual sinks; Entrance foyer; High ceilings; Living/dining room; Pantry; Separate shower; Shower only; Walk-in pantry; Walk-in closet(s); Split bedrooms; Sliding windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $298k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (24.4% below list).
• Recommended offer: $225k (24.4% 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 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 37% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $19k; list at $298k implies a 1468% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,236 (24.4% 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 49 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 11.0

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: 20.6%
• Equity multiple: 2.65×
• Total profit: $137,895
• Equity at exit: $268,453

10-year hold

• IRR: 18.1%
• Equity multiple: 5.89×
• Total profit: $408,348
• Equity at exit: $578,929

Cash invested: $83,437 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-280

Break-even live

Break-even rent $2,607

Max offer price $257,477

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-177	+0% $-280	+5% $-383	+10% $-486
Rent	-10% $-458	-5% $-369	+0% $-280	+5% $-191	+10% $-102
Rate	-1.0pp $-130	-0.5pp $-204	base $-280	+0.5pp $-357	+1.0pp $-436

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: $74,498
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.13mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	24d	1	0.34mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	24d	1	0.63mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.68mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	3d	1	0.69mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	24d	1	0.72mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	24d	1	0.75mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	24d	1	0.78mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.86mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.86mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	0.87mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	0.93mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	24d	1	0.94mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	0.95mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	15d	1	0.95mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	24d	1	0.98mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	24d	1	1.03mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	1.04mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	24d	1	1.06mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	24d	1	1.07mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	24d	1	1.08mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	1.10mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	1.11mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	1.13mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	24d	1	1.21mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	24d	1	1.24mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.25mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	1.27mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	24d	1	1.30mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	15d	1	1.34mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	16d	1	1.37mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	1.37mi
706 Arianne Ct Lehigh Acres, FL	4.0	3.0	2009	$2,600	$1.29	24d	1	1.38mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.39mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	12d	1	1.41mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	24d	1	1.44mi
18 Scott Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	1.46mi
226 North Ave Lehigh Acres, FL	3.0	2.0	1758	$1,806	$1.03	3d	1	1.46mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	24d	1	1.46mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	3d	1	1.46mi

Listing history 16 events

1. 2026-06-17
   days on market $297,990 Active 49 DOM
2. 2026-06-16
   days on market $297,990 Active 48 DOM
3. 2026-06-15
   days on market $297,990 Active 47 DOM
4. 2026-06-13
   days on market $297,990 Active 45 DOM
5. 2026-06-10
   days on market $297,990 Active 42 DOM
6. 2026-06-09
   days on market $297,990 Active 41 DOM
7. 2026-06-08
   days on market $297,990 Active 40 DOM
8. 2026-06-07
   days on market $297,990 Active 39 DOM
9. 2026-06-03
   days on market $297,990 Active 35 DOM
10. 2026-06-02
    days on market $297,990 Active 34 DOM
11. 2026-06-01
    days on market $297,990 Active 33 DOM
12. 2026-05-31
    days on market $297,990 Active 32 DOM
13. 2026-04-29
    listed $297,990 Active
14. 2025-09-10
    soldstatus $19,000
15. 2025-09-08
    soldstatus $19,000 808-char remark

    Show marketing remark (808 chars)

    A BUILDABLE VACANT LAND LOT, PERFECT FOR A SINGLE FAMILY HOME OR DUPLEX, NEW ON THE MARKET AND READY FOR A QUICK SALE ! HIGHLY-DESIRABLE, AFFORDABLE & BUILDABLE ON AN OVER-SIZED QUARTER-ACRE VACANT LAND ZONED VACANT RESIDENTIAL, RS-1, A SOME-WHAT CLEARD LOT, WERE YOU CAN BUILD A SINGLE-FAMILY FOREVER DREAM HOME THE SUPERB LOCATION TO SET UP A HOMESTEAD. PURCHASE HERE WITH CONFIDENCE AFTER SEEING WITHIN WALKING-DISTANCE THE MANY OTHER PROPERTIES THAT ARE ALL READY BUILT AND AFTER VIEWING SEVERAL OF THE NEARBY NEW HOMES CURRNETLY UNDER CONSTRUCITON ON LOTS JUST LIKE THIS ONE. HIGH & DRY PROPERTY NOT IN A FLOOD ZONE HAS NO HOA, JUST WHAT EVERYONE WANTS! YOU WILL LOVE THIS LOCATION NEAR INTERSECTIONS OF THE HIGHWAY AND CLOSE TO EVERYWHERE YOU WILL WANT TO BE, MAKE AN OFFER THIS IS IT!

16. 2025-07-17
    listed $24,900 808-char remark

    Show marketing remark (808 chars)

    A BUILDABLE VACANT LAND LOT, PERFECT FOR A SINGLE FAMILY HOME OR DUPLEX, NEW ON THE MARKET AND READY FOR A QUICK SALE ! HIGHLY-DESIRABLE, AFFORDABLE & BUILDABLE ON AN OVER-SIZED QUARTER-ACRE VACANT LAND ZONED VACANT RESIDENTIAL, RS-1, A SOME-WHAT CLEARD LOT, WERE YOU CAN BUILD A SINGLE-FAMILY FOREVER DREAM HOME THE SUPERB LOCATION TO SET UP A HOMESTEAD. PURCHASE HERE WITH CONFIDENCE AFTER SEEING WITHIN WALKING-DISTANCE THE MANY OTHER PROPERTIES THAT ARE ALL READY BUILT AND AFTER VIEWING SEVERAL OF THE NEARBY NEW HOMES CURRNETLY UNDER CONSTRUCITON ON LOTS JUST LIKE THIS ONE. HIGH & DRY PROPERTY NOT IN A FLOOD ZONE HAS NO HOA, JUST WHAT EVERYONE WANTS! YOU WILL LOVE THIS LOCATION NEAR INTERSECTIONS OF THE HIGHWAY AND CLOSE TO EVERYWHERE YOU WILL WANT TO BE, MAKE AN OFFER THIS IS IT!

ⓘ 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 · 24 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: $27,028
• − Mortgage interest: −$16,692
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$8,669
• Taxable loss: −$8,617
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-1,292/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

+1096.7% since first listed

4 events — show timeline

• 2026-04-29 Listed $297,990 FORTMLS
• 2025-09-10 Sold (Public Records) $19,000 Public Records
• 2025-09-08 Sold (MLS) $19,000 Beaches MLS
• 2025-07-17 Listed $24,900 Beaches MLS

Property tax history

+10.6%/yr

Latest (2025): $393 · +8.2% YoY. Source: county tax records.