7644 19th Ter · Lehigh Acres, FL 33935

$420,000

4 bd · 3.0 ba · 1,386 sqft · Land · 83 Days on market

Built 2026 1.25 ac lot

---

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
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

Fantastic Lot, Fantastic Location, Best price in the Area. Located in the growing community of Wheeler Estates. Be surrounded by nice new homes- Many new large homes being constructed. Come join them, you have 1.25 Acres !! Enjoy stargazing your tranquil property in Henry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. This Community allows you to store your toys-Bring your big truck, farm animals.

Key facts

• Ample cabinetry
• Open concept design
• Tile flooring

Tags

• 1.25 ACRES
• OPEN CONCEPT DESIGN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• TILE FLOORING

Property features AI

Finance

• HOA & community: Non-gated community; No association fee

Exterior

• Security: High impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; Entry level: 1; Facing south; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high impact doors; Oversized lot; North exposure; Has view; Horses allowed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Display windows with impact glass; Kitchen island; Living/dining room; Separate shower (shower only)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $420k.

Deal economics

• At list price, monthly cash flow is $-790 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (45.3% below list).
• Recommended offer: $230k (45.3% 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+, amenities F.
• Hendry (town): math 35% / reading 40% proficiency, ranked #65 of 73 in FL (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Labelle Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 437 students, 77% FRL); Labelle Middle School (math 37% / reading 38%, grade F, #395 of 571 statewide, top 70%, 817 students, 72% FRL); Labelle High School (math 42% / reading 41%, grade F, #284 of 667 statewide, top 43%, 1,451 students, 62% FRL).
• Market conditions: 950 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,296/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 4 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 $62k; list at $420k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,581 (45.3% 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 83 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 15.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $178,276
• Equity at exit: $378,369

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $564,267
• Equity at exit: $815,968

Cash invested: $117,600 (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 33935

• Home prices YoY: 16.3%
• Active inventory: 950
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$175
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-790

Break-even live

Break-even rent $3,296

Max offer price $280,436

Occupancy floor —

Sensitivity live

Price	-10% $-552	-5% $-671	+0% $-790	+5% $-909	+10% $-1,028
Rent	-10% $-971	-5% $-881	+0% $-790	+5% $-699	+10% $-609
Rate	-1.0pp $-579	-0.5pp $-683	base $-790	+0.5pp $-899	+1.0pp $-1,010

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4402 E 19th St Lehigh Acres, FL	3.0	3.0	1061	$2,250	$2.12	3d	1	0.55mi

Listing history 26 events

1. 2026-06-22
   days on market $420,000 Active 83 DOM
2. 2026-06-18
   days on market $420,000 Active 80 DOM
3. 2026-06-17
   days on market $420,000 Active 79 DOM
4. 2026-06-16
   days on market $420,000 Active 78 DOM
5. 2026-06-15
   days on market $420,000 Active 77 DOM
6. 2026-06-13
   days on market $420,000 Active 75 DOM
7. 2026-06-13
   days on market $420,000 Active 74 DOM
8. 2026-06-10
   days on market $420,000 Active 72 DOM
9. 2026-06-09
   days on market $420,000 Active 71 DOM
10. 2026-06-08
    days on market $420,000 Active 70 DOM
11. 2026-06-07
    days on market $420,000 Active 69 DOM
12. 2026-06-03
    days on market $420,000 Active 65 DOM
13. 2026-06-02
    days on market $420,000 Active 64 DOM
14. 2026-06-01
    days on market $420,000 Active 63 DOM
15. 2026-05-31
    days on market $420,000 Active 62 DOM
16. 2026-03-30
    listed $420,000 Active
17. 2025-09-24
    soldstatus $61,800
18. 2025-09-19
    soldstatus $61,740 Closed 458-char remark

    Show marketing remark (458 chars)

    Fantastic Lot, Fantastic Location, Best price in the Area. Located in the growing community of Wheeler Estates. Be surrounded by nice new homes- Many new large homes being constructed. Come join them, you have 1.25 Acres !! Enjoy stargazing your tranquil property in Henry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. This Community allows you to store your toys-Bring your big truck, farm animals.

19. 2025-07-29
    listed $65,000 Active 458-char remark

    Show marketing remark (458 chars)

    Fantastic Lot, Fantastic Location, Best price in the Area. Located in the growing community of Wheeler Estates. Be surrounded by nice new homes- Many new large homes being constructed. Come join them, you have 1.25 Acres !! Enjoy stargazing your tranquil property in Henry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. This Community allows you to store your toys-Bring your big truck, farm animals.

20. 2024-04-23
    soldstatus $42,000
21. 2024-04-17
    soldstatus $42,000 Closed 615-char remark

    Show marketing remark (615 chars)

    Fantastic Lot, Fantastic Location, FANTASTIC PRICE! Located in the growing community of Wheeler Estates. This community allows you to store your toys- Bring your big truck, farm animals and your chickens for daily fresh eggs. Want to start a garden- you have 1.25 acres, plenty of room to provide food for your family. Be surrounded by nice new homes- Many new large homes being constructed. Come join them! Enjoy stargazing from your tranquil property in Hendry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. Check this lot out and submit your offer today

22. 2024-04-08
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Fantastic Lot, Fantastic Location, FANTASTIC PRICE! Located in the growing community of Wheeler Estates. This community allows you to store your toys- Bring your big truck, farm animals and your chickens for daily fresh eggs. Want to start a garden- you have 1.25 acres, plenty of room to provide food for your family. Be surrounded by nice new homes- Many new large homes being constructed. Come join them! Enjoy stargazing from your tranquil property in Hendry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. Check this lot out and submit your offer today

23. 2024-04-01
    price $45,000 615-char remark

    Show marketing remark (615 chars)

    Fantastic Lot, Fantastic Location, FANTASTIC PRICE! Located in the growing community of Wheeler Estates. This community allows you to store your toys- Bring your big truck, farm animals and your chickens for daily fresh eggs. Want to start a garden- you have 1.25 acres, plenty of room to provide food for your family. Be surrounded by nice new homes- Many new large homes being constructed. Come join them! Enjoy stargazing from your tranquil property in Hendry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. Check this lot out and submit your offer today

24. 2024-03-11
    status Active 615-char remark

    Show marketing remark (615 chars)

    Fantastic Lot, Fantastic Location, FANTASTIC PRICE! Located in the growing community of Wheeler Estates. This community allows you to store your toys- Bring your big truck, farm animals and your chickens for daily fresh eggs. Want to start a garden- you have 1.25 acres, plenty of room to provide food for your family. Be surrounded by nice new homes- Many new large homes being constructed. Come join them! Enjoy stargazing from your tranquil property in Hendry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. Check this lot out and submit your offer today

25. 2024-02-28
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Fantastic Lot, Fantastic Location, FANTASTIC PRICE! Located in the growing community of Wheeler Estates. This community allows you to store your toys- Bring your big truck, farm animals and your chickens for daily fresh eggs. Want to start a garden- you have 1.25 acres, plenty of room to provide food for your family. Be surrounded by nice new homes- Many new large homes being constructed. Come join them! Enjoy stargazing from your tranquil property in Hendry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. Check this lot out and submit your offer today

26. 2024-01-28
    listed $50,000 Active 615-char remark

    Show marketing remark (615 chars)

    Fantastic Lot, Fantastic Location, FANTASTIC PRICE! Located in the growing community of Wheeler Estates. This community allows you to store your toys- Bring your big truck, farm animals and your chickens for daily fresh eggs. Want to start a garden- you have 1.25 acres, plenty of room to provide food for your family. Be surrounded by nice new homes- Many new large homes being constructed. Come join them! Enjoy stargazing from your tranquil property in Hendry County off of Wheeler. Build your dream home here and reap the benefits of clean air and country living. Check this lot out and submit your offer today

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,212 · $101/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$2,274/yr (+$190/mo · 187.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 18% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,550
• − Mortgage interest: −$23,527
• − Property taxes: −$1,212
• − Insurance: −$3,602
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$12,218
• Taxable loss: −$17,417
• Est. tax savings @ 24.0%: +$4,180
• After-tax cash flow: $-5,300/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: Hendry
• NCES district ID: 1200780
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $37,043
• Composite: 31.16/100
• National rank: #6054
• State rank: #65 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

• County: Hendry County · 23,186 people
• City population: 130,638
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

Population outlook (Hendry County) Hauer SSP2

• Today (2025): 38,866 people
• By 2030: 38,558 · -0.8%
• By 2040: 37,743 · -2.9%
• By 2050: 36,117 · -7.1%
• By 2075: 30,070 · -22.6%
• By 2100: 21,966 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

Political lean MEDSL · Hendry

• 2024 margin: Solid R (+38.3) · D 30.4% · R 68.7%
• 2008→2024 swing: -31.1pp toward R · 2008: -7.2pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+23.0 2016: R+14.2 2012: R+5.9 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, 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

+740.0% since first listed

11 events — show timeline

• 2026-03-30 Listed $420,000 FORTMLS
• 2025-09-24 Sold (Public Records) $61,800 Public Records
• 2025-09-19 Sold (MLS) $61,740 FORTMLS
• 2025-07-29 Listed $65,000 FORTMLS
• 2024-04-23 Sold (Public Records) $42,000 Public Records
• 2024-04-17 Sold (MLS) $42,000 FORTMLS
• 2024-04-08 Pending — FORTMLS
• 2024-04-01 Price Changed $45,000 FORTMLS
• 2024-03-11 Relisted — FORTMLS
• 2024-02-28 Pending — FORTMLS
• 2024-01-28 Listed $50,000 FORTMLS

Property tax history

+13.8%/yr

Latest (2025): $1,212 · +6.2% YoY. Source: county tax records.