1029 Naples Ave S · Lehigh Acres, FL 33974

$279,990

3 bd · 2.0 ba · 1,285 sqft · Land · 18 Days on market

Built 2026 10,018 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

Key facts

• Vaulted ceiling
• Sliding glass doors
• Breezy lanai

Tags

• OPEN-CONCEPT FLOORPLAN
• UPGRADED PLANK TILE FLOORS
• VAULTED CEILING
• SLIDING GLASS DOORS
• BREEZY LANAI
• ISLAND-STYLE LAYOUT

Property features AI

Finance

• Other: Lot is oversized with dimensions 80 x 125 x 80 x 125; Irrigation from well; Lot exposures to the east; Lot size approximately 0.23 acres (surveyed)
• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors; Security/high-impact doors
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level is 1; Faces west; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built on single level
• Exterior features: Patio (open); Porch; Room for pool; Automatic sprinklers; Security/high-impact doors; Paved road access

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator with ice maker; Pantry; Eat-in kitchen; Breakfast bar
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower configuration; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Eat-in kitchen; Main-level primary bedroom; Vaulted ceilings; Cable TV; Split bedroom layout; Pantry; Walk-in closets; Separate shower (shower only); Dual sinks
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (27.2% below list).
• Recommended offer: $204k (27.2% 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; 20 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).
• 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 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 $20k; list at $280k implies a 1300% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,761 (27.2% 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.5

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $125,835
• Equity at exit: $252,237

10-year hold

• IRR: 17.7%
• Equity multiple: 5.80×
• Total profit: $376,221
• Equity at exit: $543,959

Cash invested: $78,397 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-325

Break-even live

Break-even rent $2,449

Max offer price $232,928

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-228	+0% $-325	+5% $-422	+10% $-519
Rent	-10% $-486	-5% $-406	+0% $-325	+5% $-245	+10% $-164
Rate	-1.0pp $-184	-0.5pp $-254	base $-325	+0.5pp $-398	+1.0pp $-472

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	2d	1	0.61mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	12d	1	0.61mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	0.70mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.73mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.77mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.87mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	0.88mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	3d	1	0.91mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	0.93mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	4d	1	1.12mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	16d	1	1.14mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	24d	1	1.17mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	1.20mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	24d	1	1.21mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	1.25mi
1270 Bermar St Fort Myers, FL	3.0	2.0	1408	$1,660	$1.18	4d	1	1.25mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	15d	1	1.28mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	4d	1	1.34mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.39mi
1129 Graystone Ave Lehigh Acres, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	1.47mi

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-04-24
   listed $279,990 Active
3. 2025-09-19
   soldstatus $20,000 Sold 430-char remark

   Show marketing remark (430 chars)

   Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

4. 2025-09-12
   soldstatus $20,000
5. 2025-08-05
   status Pending 430-char remark

   Show marketing remark (430 chars)

   Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

6. 2025-06-26
   price $20,450 430-char remark

   Show marketing remark (430 chars)

   Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

7. 2025-05-27
   price $22,450 430-char remark

   Show marketing remark (430 chars)

   Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

8. 2025-03-26
   listed $24,000 Active 430-char remark

   Show marketing remark (430 chars)

   Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

9. 2025-03-26
   soldstatus $16,000

   Show marketing remark (430 chars)

   Situated in the heart of Lehigh Acres, measures 80 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Airport, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property.

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 26 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: $24,451
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$8,145
• Taxable loss: −$8,890
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-1,769/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

+1066.6% since first listed

9 events — show timeline

• 2026-05-12 Pending — FORTMLS
• 2026-04-24 Listed $279,990 FORTMLS
• 2025-09-19 Sold (MLS) $20,000 NAPLESMLS
• 2025-09-12 Sold (Public Records) $20,000 Public Records
• 2025-08-05 Pending — NAPLESMLS
• 2025-06-26 Price Changed $20,450 NAPLESMLS
• 2025-05-27 Price Changed $22,450 NAPLESMLS
• 2025-03-26 Sold (Public Records) $16,000 Public Records
• 2025-03-26 Listed $24,000 NAPLESMLS

Property tax history

+9.9%/yr

Latest (2025): $384 · +11.9% YoY. Source: county tax records.