363 Paulcrest Ave · Lehigh Acres, FL 33974

$369,500

5 bd · 3.0 ba · 1,925 sqft · Land · 13 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
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Rent growth +1.3/5.0
• DSCR +1.1/10.0

Listing remarks MLS

This is your opportunity for an amazing deal! This lot is being sold considerably under market value. Located in South Ft. Myers, near Alabama Rd. , the lot has been mostly cleared with a canal in the rear, ensuring privacy. Purchase for an investment or to build.

Key facts

• Mother in law suite
• Outdoor kitchen
• 0.27 acre lot

Tags

• OUTDOOR KITCHEN
• MOTHER IN LAW SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (32.0% below list).
• Recommended offer: $251k (32.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $25k; list at $370k implies a 1378% 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 $251,116 (32.0% 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.61%
• DSCR: 0.71
• GRM: 12.3

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: 18.8%
• Equity multiple: 2.52×
• Total profit: $157,633
• Equity at exit: $332,875

10-year hold

• IRR: 16.9%
• Equity multiple: 5.64×
• Total profit: $479,635
• Equity at exit: $717,857

Cash invested: $103,460 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,938
• Tax est. 1.5%: −$462 /mo · $5,542/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-570

Break-even live

Break-even rent $3,232

Max offer price $287,061

Occupancy floor —

Sensitivity live

Price	-10% $-314	-5% $-442	+0% $-570	+5% $-697	+10% $-825
Rent	-10% $-768	-5% $-669	+0% $-570	+5% $-471	+10% $-371
Rate	-1.0pp $-384	-0.5pp $-476	base $-570	+0.5pp $-665	+1.0pp $-763

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: $92,375
• Closing costs: $11,085
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	24d	1	0.15mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	24d	1	0.27mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	24d	1	0.66mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	24d	1	0.71mi
19525 Fairhill Ct Lehigh Acres, FL	6.0	3.0	2463	$2,499	$1.01	24d	1	0.77mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	24d	1	0.80mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	4d	1	0.82mi
4601 Elva Ave S Lehigh Acres, FL	4.0	3.0	2362	$2,500	$1.06	22d	1	0.98mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.98mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.98mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	1.03mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	24d	1	1.04mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	17d	1	1.08mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	22d	1	1.13mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	4d	1	1.16mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	1.21mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	4d	1	1.24mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	1.32mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	24d	1	1.35mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	24d	1	1.41mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	24d	1	1.42mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	24d	1	1.49mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	17d	1	1.50mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	1.50mi

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-03-03
   listed $369,500 Active
3. 2025-02-10
   soldstatus $25,000
4. 2025-01-31
   soldstatus $25,000 Closed 265-char remark

   Show marketing remark (265 chars)

   This is your opportunity for an amazing deal! This lot is being sold considerably under market value. Located in South Ft. Myers, near Alabama Rd. , the lot has been mostly cleared with a canal in the rear, ensuring privacy. Purchase for an investment or to build.

5. 2025-01-14
   status Pending 265-char remark

   Show marketing remark (265 chars)

   This is your opportunity for an amazing deal! This lot is being sold considerably under market value. Located in South Ft. Myers, near Alabama Rd. , the lot has been mostly cleared with a canal in the rear, ensuring privacy. Purchase for an investment or to build.

6. 2025-01-13
   listed $19,775 Active 265-char remark

   Show marketing remark (265 chars)

   This is your opportunity for an amazing deal! This lot is being sold considerably under market value. Located in South Ft. Myers, near Alabama Rd. , the lot has been mostly cleared with a canal in the rear, ensuring privacy. Purchase for an investment or to build.

ⓘ 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 10/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,134
• − Mortgage interest: −$20,698
• − Property taxes: −$5,542
• − Insurance: −$1,848
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$10,749
• Taxable loss: −$13,524
• Est. tax savings @ 24.0%: +$3,246
• After-tax cash flow: $-3,591/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

+1768.5% since first listed

6 events — show timeline

• 2026-03-16 Pending — FORTMLS
• 2026-03-03 Listed $369,500 FORTMLS
• 2025-02-10 Sold (Public Records) $25,000 Public Records
• 2025-01-31 Sold (MLS) $25,000 FORTMLS
• 2025-01-14 Pending — FORTMLS
• 2025-01-13 Listed $19,775 FORTMLS

Property tax history

+17.6%/yr

Latest (2025): $422 · +5.2% YoY. Source: county tax records.