626 Beach Ave S · Lehigh Acres, FL 33974

$329,999

4 bd · 2.0 ba · 1,842 sqft · Land · 41 Days on market

Built 2026

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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 +6.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Rent growth +1.3/5.0
• DSCR +0.7/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged, AI generated or rendered. Brand-new construction single-family home featuring 4 bedrooms and 2 full bathrooms with approximately 1,842 sq ft of living area per architectural plans. The home offers an open-concept layout with combined living and dining areas, tile flooring throughout, and a kitchen equipped with a refrigerator, dishwasher, and microwave.

Key facts

• 2 garage spots
• Built 2026
• Listed 41 days

Property features AI

Finance

• Financial info: Pets allowed (no pet restrictions)

Exterior

• Parking: 2-car garage with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Septic tank; Well water; Cable available
• Home design: Single-story; New construction; Faces west; R1 zoning
• Construction: Block construction; Shingle roof
• Exterior features: Patio; Security/high-impact doors; Automatic sprinklers; City street frontage; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Main-level bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Bedroom on main level; Dual sinks; First floor entry; Double-hung, sliding, metal and impact glass windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (34.2% below list).
• Recommended offer: $217k (34.2% 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; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 36% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $45k; list at $330k implies a 633% gain — meaningful room to come down on a strong offer.

Recommended offer $217,208 (34.2% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 12.7

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $137,433
• Equity at exit: $297,289

10-year hold

• IRR: 16.6%
• Equity multiple: 5.56×
• Total profit: $421,665
• Equity at exit: $641,115

Cash invested: $92,400 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-565

Break-even live

Break-even rent $2,887

Max offer price $248,300

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-451	+0% $-565	+5% $-679	+10% $-793
Rent	-10% $-736	-5% $-650	+0% $-565	+5% $-479	+10% $-393
Rate	-1.0pp $-398	-0.5pp $-481	base $-565	+0.5pp $-650	+1.0pp $-737

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	24d	1	0.48mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	0.55mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	0.63mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	4d	1	0.66mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	0.67mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	0.69mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	0.75mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	0.79mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	0.87mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.89mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	0.91mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	0.93mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.93mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	20d	1	0.96mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	0.96mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	4d	1	0.97mi
751 Milano Ave S Lehigh Acres, FL	4.0	3.0	2263	$2,500	$1.10	2d	1	0.99mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	1.00mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	11d	1	1.02mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	4d	1	1.04mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.07mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	4d	1	1.07mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.08mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.08mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	1.08mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	24d	1	1.10mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	1.14mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	1.14mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.38mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	1.38mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.39mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	4d	1	1.40mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	1.41mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	1.43mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	4d	1	1.43mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	1.48mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	12d	1	1.48mi

Listing history 21 events

1. 2026-06-17
   days on market $329,999 Active 41 DOM
2. 2026-06-16
   days on market $329,999 Active 40 DOM
3. 2026-06-15
   days on market $329,999 Active 39 DOM
4. 2026-06-13
   days on market $329,999 Active 37 DOM
5. 2026-06-10
   days on market $329,999 Active 34 DOM
6. 2026-06-09
   days on market $329,999 Active 33 DOM
7. 2026-06-08
   days on market $329,999 Active 32 DOM
8. 2026-06-07
   days on market $329,999 Active 31 DOM
9. 2026-06-03
   days on market $329,999 Active 27 DOM
10. 2026-06-02
    days on market $329,999 Active 26 DOM
11. 2026-06-01
    days on market $329,999 Active 25 DOM
12. 2026-05-31
    days on market $329,999 Active 24 DOM
13. 2026-05-07
    price $339,999 403-char remark

    Show marketing remark (403 chars)

    One or more photo(s) has been virtually staged, AI generated or rendered. Brand-new construction single-family home featuring 4 bedrooms and 2 full bathrooms with approximately 1,842 sq ft of living area per architectural plans. The home offers an open-concept layout with combined living and dining areas, tile flooring throughout, and a kitchen equipped with a refrigerator, dishwasher, and microwave.

14. 2026-05-07
    listed $339,999 Active

    Show marketing remark (403 chars)

    One or more photo(s) has been virtually staged, AI generated or rendered. Brand-new construction single-family home featuring 4 bedrooms and 2 full bathrooms with approximately 1,842 sq ft of living area per architectural plans. The home offers an open-concept layout with combined living and dining areas, tile flooring throughout, and a kitchen equipped with a refrigerator, dishwasher, and microwave.

15. 2026-04-30
    listed $344,999 Active 403-char remark

    Show marketing remark (403 chars)

    One or more photo(s) has been virtually staged, AI generated or rendered. Brand-new construction single-family home featuring 4 bedrooms and 2 full bathrooms with approximately 1,842 sq ft of living area per architectural plans. The home offers an open-concept layout with combined living and dining areas, tile flooring throughout, and a kitchen equipped with a refrigerator, dishwasher, and microwave.

16. 2025-01-23
    soldstatus $45,000
17. 2025-01-15
    soldstatus $22,500 Closed 293-char remark

    Show marketing remark (293 chars)

    Excellent opportunity in an area with new construction homes being built. The adjacent lot at 628 Beach is also available for sale. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

18. 2024-12-16
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Excellent opportunity in an area with new construction homes being built. The adjacent lot at 628 Beach is also available for sale. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

19. 2024-12-12
    status Active 293-char remark

    Show marketing remark (293 chars)

    Excellent opportunity in an area with new construction homes being built. The adjacent lot at 628 Beach is also available for sale. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

20. 2024-12-06
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Excellent opportunity in an area with new construction homes being built. The adjacent lot at 628 Beach is also available for sale. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

21. 2024-11-26
    listed $24,900 Active 293-char remark

    Show marketing remark (293 chars)

    Excellent opportunity in an area with new construction homes being built. The adjacent lot at 628 Beach is also available for sale. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

ⓘ 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: $26,065
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$9,600
• Taxable loss: −$12,790
• Est. tax savings @ 24.0%: +$3,070
• After-tax cash flow: $-3,706/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

+1265.5% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $339,999 NAPLESMLS
• 2026-05-07 Listed $339,999 MARMLS
• 2026-04-30 Listed $344,999 NAPLESMLS
• 2025-01-23 Sold (Public Records) $45,000 Public Records
• 2025-01-15 Sold (MLS) $22,500 FORTMLS
• 2024-12-16 Pending — FORTMLS
• 2024-12-12 Relisted — FORTMLS
• 2024-12-06 Pending — FORTMLS
• 2024-11-26 Listed $24,900 FORTMLS