842 Naples Ave S · Lehigh Acres, FL 33974

$320,000

3 bd · 2.0 ba · 1,325 sqft · Land · 243 Days on market

Built 2025 0.32 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 +6.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• Rent growth +1.3/5.0
• DSCR +0.3/10.0

Listing remarks MLS

Permits approved to start building your house now !!! (RES2024-05760) Single Family 3 bedroom, 2 full bathroom and laundry attached TOTAL AREA: 1,926 S. F. (LIVING AREA: 1,325 S. F. + GARAGE: 410 S. F. + FRONT PORCH: 41 S. F. + LANAI: 150 S. F. ) Beautiful lot on paved road with electricity pole. The lot is completely cleared of trees. It is located in a newly built area very close to supermarkets, schools, medical care, pharmacies, tax property collector and with easy access to SWFL International Airport, Fort Myers, the beaches, and shopping.

Key facts

• Quartz countertops
• Tamko roof shingles
• Gourmet kitchen

Tags

• IMPACT-RESISTANT WINDOWS
• TAMKO ROOF SHINGLES
• OPEN-CONCEPT LAYOUT
• PORCELAIN TILE FLOORING
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Zoning: RS-1; Lot size approx. 0.3240 acres; Lot dimensions (feet): Front 127, Right 104, Left 116, Back 89; Total area 14,113; Subdivision: Lehigh Acres (Section 24, Subdivision #09); Directions: GPS
• HOA & community: Non-gated community; No HOA amenities; No HOA maintenance

Exterior

• Parking: 2 assigned parking spaces; Driveway (paved); Attached 2-car garage
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family home; 1 story (ranch); New construction (built 2025); Located in Lehigh Acres
• Construction: Concrete block construction; Shingle roof; Built in 2025; Floor plan: other
• Exterior features: Shingle roof; Windows — see remarks; Paved road access; Regular lot; West rear exposure; Canal: none; View — see remarks

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: High-speed internet available; Smoke detectors; Formal dining area; See remarks
• Laundry & utility: Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (36.9% below list).
• Recommended offer: $202k (36.9% 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $320k implies a 1131% 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 $201,843 (36.9% 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 243 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.26%
• DSCR: 0.63
• GRM: 13.2

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: 17.7%
• Equity multiple: 2.44×
• Total profit: $129,106
• Equity at exit: $288,281

10-year hold

• IRR: 16.2%
• Equity multiple: 5.47×
• Total profit: $400,562
• Equity at exit: $621,690

Cash invested: $89,600 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-617

Break-even live

Break-even rent $2,799

Max offer price $230,735

Occupancy floor —

Sensitivity live

Price	-10% $-396	-5% $-506	+0% $-617	+5% $-727	+10% $-838
Rent	-10% $-776	-5% $-697	+0% $-617	+5% $-537	+10% $-457
Rate	-1.0pp $-456	-0.5pp $-535	base $-617	+0.5pp $-700	+1.0pp $-784

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	13d	1	0.45mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	3d	1	0.45mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	3d	1	0.46mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.77mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	5d	1	0.78mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	0.83mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	25d	1	1.02mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.02mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	25d	1	1.13mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	1.18mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.21mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	25d	1	1.26mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	1.33mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	1.35mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.37mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	1.38mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	1.39mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	25d	1	1.42mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	1.42mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	4d	1	1.43mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	1.44mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	25d	1	1.44mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	25d	1	1.44mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	12d	1	1.45mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	17d	1	1.45mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	25d	1	1.45mi

Listing history 18 events

1. 2026-06-22
   days on market $320,000 Active 243 DOM
2. 2026-06-17
   days on market $320,000 Active 239 DOM
3. 2026-06-16
   days on market $320,000 Active 238 DOM
4. 2026-06-16
   days on market $320,000 Active 237 DOM
5. 2026-06-13
   days on market $320,000 Active 235 DOM
6. 2026-06-09
   days on market $320,000 Active 231 DOM
7. 2026-06-07
   days on market $320,000 Active 229 DOM
8. 2026-06-02
   days on market $320,000 Active 224 DOM
9. 2026-06-01
   days on market $320,000 Active 223 DOM
10. 2026-06-01
    days on market $320,000 Active 222 DOM
11. 2026-05-13
    price $320,000
12. 2026-04-02
    price $350,000
13. 2025-10-21
    listed $355,000 Active
14. 2025-06-03
    soldstatus $26,000
15. 2025-05-27
    soldstatus $26,000 Closed 556-char remark

    Show marketing remark (556 chars)

    Permits approved to start building your house now !!! (RES2024-05760) Single Family 3 bedroom, 2 full bathroom and laundry attached TOTAL AREA: 1,926 S. F. (LIVING AREA: 1,325 S. F. + GARAGE: 410 S. F. + FRONT PORCH: 41 S. F. + LANAI: 150 S. F. ) Beautiful lot on paved road with electricity pole. The lot is completely cleared of trees. It is located in a newly built area very close to supermarkets, schools, medical care, pharmacies, tax property collector and with easy access to SWFL International Airport, Fort Myers, the beaches, and shopping.

16. 2025-03-13
    price $28,000 556-char remark

    Show marketing remark (556 chars)

    Permits approved to start building your house now !!! (RES2024-05760) Single Family 3 bedroom, 2 full bathroom and laundry attached TOTAL AREA: 1,926 S. F. (LIVING AREA: 1,325 S. F. + GARAGE: 410 S. F. + FRONT PORCH: 41 S. F. + LANAI: 150 S. F. ) Beautiful lot on paved road with electricity pole. The lot is completely cleared of trees. It is located in a newly built area very close to supermarkets, schools, medical care, pharmacies, tax property collector and with easy access to SWFL International Airport, Fort Myers, the beaches, and shopping.

17. 2025-03-10
    listed $25,000 Active 556-char remark

    Show marketing remark (556 chars)

    Permits approved to start building your house now !!! (RES2024-05760) Single Family 3 bedroom, 2 full bathroom and laundry attached TOTAL AREA: 1,926 S. F. (LIVING AREA: 1,325 S. F. + GARAGE: 410 S. F. + FRONT PORCH: 41 S. F. + LANAI: 150 S. F. ) Beautiful lot on paved road with electricity pole. The lot is completely cleared of trees. It is located in a newly built area very close to supermarkets, schools, medical care, pharmacies, tax property collector and with easy access to SWFL International Airport, Fort Myers, the beaches, and shopping.

18. 2024-03-04
    soldstatus $14,000

ⓘ 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 ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,221
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$9,309
• Taxable loss: −$13,288
• Est. tax savings @ 24.0%: +$3,189
• After-tax cash flow: $-4,213/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

+2185.7% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $320,000 NAPLESMLS
• 2026-04-02 Price Changed $350,000 NAPLESMLS
• 2025-10-21 Listed $355,000 NAPLESMLS
• 2025-06-03 Sold (Public Records) $26,000 Public Records
• 2025-05-27 Sold (MLS) $26,000 FORTMLS
• 2025-03-13 Price Changed $28,000 FORTMLS
• 2025-03-10 Listed $25,000 FORTMLS
• 2024-03-04 Sold (Public Records) $14,000 Public Records

Property tax history

+24.5%/yr

Latest (2025): $509 · +33.1% YoY. Source: county tax records.