391 Radiant Sun Ln · Lehigh Acres, FL 33936

$274,999

4 bd · 2.0 ba · 1,499 sqft · Land · 54 Days on market

Built 2025 6,534 sqft lot $88/mo HOA · 4% of rent ↓ 8% since listing

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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).

• Cash flow +7.5/30.0
• 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
• Rent growth +2.3/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home at Avalon, Lehigh Acres' newest gated community, conveniently located close to all essential shopping and dining. Just minutes from the renowned Veterans Park and Recreation Center, with endless amenities, such as basketball, fishing, pickleball, tennis, dog park, skate park, splash pad, free wi-fi, workout room and so much more! A new Lee Health facility is coming soon, just minutes away. This is a growing, up and coming area with peace of mind to be in a high and dry zone. This new construction home is built to the latest codes, with concrete block and reinforced steel. All stainless-steel kitchen appliances included, with optional washer and dryer. RevWood premiu

Key facts

• Gated community
• Quartz countertops
• New construction

Tags

• GATED COMMUNITY
• NEW CONSTRUCTION
• QUARTZ COUNTERTOPS
• DOUBLE PANE WINDOWS
• PAVER DRIVEWAY
• IRRIGATION SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (24.3% below list).
• Recommended offer: $208k (24.3% 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.
• 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.
• Zoned schools: Mirror Lakes Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 1,228 students, 68% FRL); East Lee County High School (math 18% / reading 29%, grade F, #533 of 667 statewide, top 80%, 1,896 students, 61% FRL).
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Lee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.8%/yr); 641 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).
• At $2,081/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 1027% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 54 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,084 (24.3% 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 54 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.0%
• Equity multiple: 0.06×
• Total profit: $-72,522
• Equity at exit: $41,003

10-year hold

• IRR: -48.3%
• Equity multiple: -0.49×
• Total profit: $-114,631
• Equity at exit: $23,777

Cash invested: $77,000 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$88
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-345

Break-even live

Break-even rent $2,517

Max offer price $225,136

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	15d	1	0.12mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	23d	1	0.29mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.32mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	23d	1	0.34mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	23d	1	0.36mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	23d	1	0.36mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.36mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	19d	1	0.42mi
286 Justene Cir Lehigh Acres, FL	3.0	2.0	1839	$1,900	$1.03	23d	1	0.44mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	3d	1	0.45mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	23d	1	0.46mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	23d	1	0.47mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	15d	1	0.48mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	3d	1	0.56mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	23d	1	0.61mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	0.62mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	23d	1	0.62mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	11d	1	0.64mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	1d	1	0.67mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	3d	1	0.71mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	23d	1	0.79mi
264 Ground Dove Cir Lehigh Acres, FL	4.0	2.0	1683	$2,300	$1.37	23d	1	0.79mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	3d	1	0.82mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	23d	1	0.84mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	3d	1	0.84mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	23d	1	0.84mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	3d	1	0.85mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	23d	1	0.85mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.86mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	21d	1	0.87mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.87mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.87mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	23d	1	0.88mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	13d	1	0.89mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	23d	1	0.89mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	3d	1	0.89mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	15d	1	0.94mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	0.95mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	23d	1	0.95mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	23d	1	0.97mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: internetsecurity

Listing history 5 events

1. 2026-03-17
   status Pending
2. 2026-03-06
   price $274,999
3. 2026-02-12
   price $284,999
4. 2026-02-06
   price $289,999
5. 2026-01-22
   listed $299,990 Active

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

Taxation est. · year 1

• Rental income: $24,970
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$1,056
• − Depreciation: −$8,000
• Taxable loss: −$8,985
• Est. tax savings @ 24.0%: +$2,156
• After-tax cash flow: $-1,979/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): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• 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

-8.3% since first listed

5 events — show timeline

• 2026-03-17 Pending — NAPLESMLS
• 2026-03-06 Price Changed $274,999 NAPLESMLS
• 2026-02-12 Price Changed $284,999 NAPLESMLS
• 2026-02-06 Price Changed $289,999 NAPLESMLS
• 2026-01-22 Listed $299,990 NAPLESMLS

Property tax history

+121.1%/yr

Latest (2025): $383 · +121.1% YoY. Source: county tax records.