560 Genoa Ave S · Lehigh Acres, FL 33974

$250,000

3 bd · 2.0 ba · 1,593 sqft · Land · 63 Days on market

Built 2026 10,001 sqft 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).

• Cash flow +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

Key facts

• Canal view
• Premium lot
• Modern finishes

Tags

• CANAL VIEW
• PREMIUM LOT
• MODERN FINISHES
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Lot size approx. 0.2296 acres; Lot dimensions roughly 80 x 125 (total area 2004); Single unit, single floor
• HOA & community: No HOA maintenance; Non-gated community; No community amenities

Exterior

• Parking: Attached 2-car garage; No additional parking
• Security: Smoke detector
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family; 1 story (ranch); Rear exposure: west; Located in Lehigh Acres
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Impact resistant windows; Single hung windows; Shingle roof; Canal view; Well for irrigation; Public road access; Regular lot

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Master bathroom: none
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Pantry; Great room floor plan; Open porch/lanai
• Laundry & utility: Laundry in residence; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.6% below list).
• Recommended offer: $203k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 21d 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $22k; list at $250k implies a 1036% gain — meaningful room to come down on a strong offer.

Recommended offer $203,410 (18.6% 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 63 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.2

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: 21.9%
• Equity multiple: 2.75×
• Total profit: $122,535
• Equity at exit: $225,220

10-year hold

• IRR: 19.1%
• Equity multiple: 6.09×
• Total profit: $356,281
• Equity at exit: $485,695

Cash invested: $70,000 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-121

Break-even live

Break-even rent $2,187

Max offer price $232,527

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-34	+0% $-121	+5% $-207	+10% $-294
Rent	-10% $-281	-5% $-201	+0% $-121	+5% $-40	+10% $40
Rate	-1.0pp $5	-0.5pp $-57	base $-121	+0.5pp $-186	+1.0pp $-251

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.07mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.35mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	0.41mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	4d	1	0.46mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.57mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	0.58mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	0.60mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.61mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	0.62mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	20d	1	0.67mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	0.67mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.72mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	0.72mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.76mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	4d	1	0.76mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.78mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	25d	1	0.81mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	4d	1	0.81mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	25d	1	0.82mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	12d	1	0.88mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	0.88mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	0.92mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	1.00mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	1.00mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	4d	1	1.02mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.02mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	1.04mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	1.12mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.13mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.14mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	3d	1	1.23mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.23mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	1.25mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	25d	1	1.25mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.27mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	1.30mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	3d	1	1.33mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	1.33mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.33mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.34mi

Listing history 22 events

1. 2026-06-17
   days on market $250,000 Active 63 DOM
2. 2026-06-16
   days on market $250,000 Active 62 DOM
3. 2026-06-15
   days on market $250,000 Active 61 DOM
4. 2026-06-13
   days on market $250,000 Active 59 DOM
5. 2026-06-10
   days on market $250,000 Active 56 DOM
6. 2026-06-09
   days on market $250,000 Active 55 DOM
7. 2026-06-07
   days on market $250,000 Active 53 DOM
8. 2026-06-03
   days on market $250,000 Active 49 DOM
9. 2026-06-02
   days on market $250,000 Active 48 DOM
10. 2026-06-01
    days on market $250,000 Active 47 DOM
11. 2026-05-31
    days on market $250,000 Active 46 DOM
12. 2026-04-15
    listed $250,000 Active
13. 2023-10-25
    soldstatus $22,000
14. 2023-10-13
    soldstatus $21,950 Sold 634-char remark

    Show marketing remark (634 chars)

    WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

15. 2023-09-08
    status Pending With Contingencies 634-char remark

    Show marketing remark (634 chars)

    WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

16. 2023-08-14
    price $21,950 634-char remark

    Show marketing remark (634 chars)

    WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

17. 2023-08-06
    price $19,950 634-char remark

    Show marketing remark (634 chars)

    WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

18. 2023-04-08
    price $19,500 634-char remark

    Show marketing remark (634 chars)

    WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

19. 2023-03-28
    listed $17,500 Active 634-char remark

    Show marketing remark (634 chars)

    WIDE CANAL LOT WITH AN EASEMENT IN THE BACK FOR ADDED PRIVACY. COME AND BUILD YOUR HOME HERE, PLENTY OF NEW CONSTRUCTION ALL AROUND. THE MARKET IS MOVING, ACT PRONTO! Purchase Land Today to Build or Hold for Investment. SR 82 is Now Widened with Many Conveniences. This Area is Developing Well with Many New Construction Projects. Quick Commute to Ft Myers, Naples, Bonita Springs and the beaches, and the Boston Red Sox and Minnesota Twins Training Facilities - As Well As RSW International Airport! Minutes to Dining, Hospital, clinics, Churches, Schools, Shopping and Professional Offices. MOTIVATED SELLER, SUBMIT YOUR OFFER TODAY

20. 2013-03-20
    soldstatus $6,400
21. 2004-10-01
    soldstatus $17,500
22. 2004-10-01
    soldstatus $11,200

ⓘ 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: $24,409
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$7,273
• Taxable loss: −$5,773
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-64/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

+1328.6% since first listed

11 events — show timeline

• 2026-04-15 Listed $250,000 NAPLESMLS
• 2023-10-25 Sold (Public Records) $22,000 Public Records
• 2023-10-13 Sold (MLS) $21,950 BEARMLS
• 2023-09-08 Pending — BEARMLS
• 2023-08-14 Price Changed $21,950 BEARMLS
• 2023-08-06 Price Changed $19,950 BEARMLS
• 2023-04-08 Price Changed $19,500 BEARMLS
• 2023-03-28 Listed $17,500 BEARMLS
• 2013-03-20 Sold (Public Records) $6,400 Public Records
• 2004-10-01 Sold (Public Records) $11,200 Public Records
• 2004-10-01 Sold (Public Records) $17,500 Public Records

Property tax history

+14.6%/yr

Latest (2025): $422 · +11.6% YoY. Source: county tax records.