3514 E Hampton Cir · Lehigh Acres, FL 33920

$319,900

3 bd · 3.0 ba · 1,852 sqft · SingleFamily public records · 64 Days on market

Built 2018 8,624 sqft lot Est $306k · at est. $167/mo HOA · 6% of rent

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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 +12.9/30.0
• ARV discount +5.4/15.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Assumable loan with 3.25% interest rate! Tucked along a peaceful street in the highly desirable Hampton Lakes at River Hall, this beautifully maintained, waterfront home offers the kind of quiet living that makes everyday life feel like a retreat. Freshly painted on the exterior and thoughtfully designed inside, the home immediately feels bright, open, and inviting. Tile flooring runs throughout, creating a seamless, low-maintenance flow from room to room, while crown molding in the living room, dining room, kitchen, and primary bedroom adds a polished architectural touch. The heart of the home is the open kitchen, complete with granite countertops, a walk-in pantry, and generous workspace

Key facts

• Waterfront home
• Tile flooring
• Granite countertops

Tags

• WATERFRONT HOME
• TILE FLOORING
• CROWN MOLDING
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-26 ($-316/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (9.6% below list).
• Recommended offer: $289k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 460 active listings in the ZIP; 36 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,307 (9.6% 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 64 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $305,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16123 Palmetto Prairie Dr	0.21mi	3/2.0	1,677 (-9%)	4mo	$315,000	$188	67
3321 Hampton Blvd	0.34mi	3/2.0	1,971 (+6%)	3mo	$259,900	$132	67
3411 75th St W	0.59mi	4/2.0 (+1)	1,829 (-1%)	0mo	$318,000	$174	61
15076 Palamos Cir	0.52mi	4/3.0 (+1)	1,933 (+4%)	4mo	$312,000	$161	60
16126 Rosemallow Ln	0.36mi	4/3.0 (+1)	2,032 (+10%)	10mo	$360,000	$177	54
3440 Menores Way	0.55mi	4/3.0 (+1)	2,032 (+10%)	3mo	$315,000	$155	51
15724 Angelica Dr	0.49mi	4/2.0 (+1)	1,971 (+6%)	9mo	$325,000	$165	50
16480 Windsor Way	0.65mi	3/3.0	2,080 (+12%)	2mo	$520,000	$250	47
3866 Passion Vine Dr	0.63mi	4/3.0 (+1)	2,032 (+10%)	4mo	$305,000	$150	46
3928 Sweet Alyssum Ter	0.64mi	4/3.0 (+1)	2,032 (+10%)	9mo	$300,000	$148	41
16562 Windsor Way	0.73mi	2/2.0 (-1)	2,027 (+9%)	9mo	$450,000	$222	34
6133 Hutton Ct	0.70mi	4/2.0 (+1)	2,105 (+14%)	13mo	$345,500	$164	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-53,406
• Equity at exit: $47,698

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-48,232
• Equity at exit: $27,659

Cash invested: $89,572 (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 33920

• Home prices YoY: -11.8%
• Active inventory: 460
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,893 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$334 /mo · $4,007/yr
• Insurance: −$133
• HOA: −$167
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-26

Break-even live

Break-even rent $2,926

Max offer price $315,255

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $64	+0% $-26	+5% $-117	+10% $-207
Rent	-10% $-255	-5% $-141	+0% $-26	+5% $88	+10% $202
Rate	-1.0pp $135	-0.5pp $55	base $-26	+0.5pp $-109	+1.0pp $-194

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3425 Hampton Blvd Alva, FL	3.0	2.0	2140	$4,900	$2.29	5d	1	0.07mi
16550 Goldenrod Ln #103 Alva, FL	2.0	2.0	1916	$3,500	$1.83	25d	1	0.27mi
16195 Bacopa Dr Alva, FL	3.0	3.0	2032	$3,000	$1.48	25d	1	0.36mi
15012 Palamos Cir Fort Myers, FL	4.0	3.0	2092	$3,400	$1.63	25d	1	0.38mi
3606 Wild Sage Way Alva, FL	3.0	3.0	2202	$2,600	$1.18	23d	1	0.39mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	13d	1	0.39mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	25d	1	0.44mi
14632 Palamos Cir Fort Myers, FL	4.0	3.0	2032	$2,400	$1.18	25d	1	0.61mi
3917 Passion Vine Dr Alva, FL	4.0	3.0	1933	$2,500	$1.29	18d	1	0.62mi
14680 Portico Blvd Fort Myers, FL	3.0	3.0	1850	$6,000	$3.24	25d	1	0.62mi
3776 Passion Vine Dr Unit 1 Alva, FL	3.0	2.0	1885	$2,200	$1.17	25d	1	0.65mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	5d	1	0.68mi
3984 Sweet Alyssum Ter Alva, FL	4.0	3.0	2032	$2,500	$1.23	5d	1	0.70mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	4d	1	0.71mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	18d	1	0.71mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	16d	1	0.71mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	15d	1	0.71mi
3958 Button Sage Rd Alva, FL	4.0	3.0	2032	$3,950	$1.94	16d	1	0.80mi
6151 Hershey Ave Fort Myers, FL	3.0	2.0	1616	$2,100	$1.30	25d	1	0.81mi
14662 Cantabria Dr Fort Myers, FL	3.0	3.0	2202	$2,400	$1.09	25d	1	0.89mi
3370 Chestnut Grove Dr Alva, FL	4.0	3.0	2362	$3,500	$1.48	25d	1	0.89mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.89mi
14561 Monrovia Ln Fort Myers, FL	4.0	3.0	2032	$2,300	$1.13	25d	1	0.89mi
14638 Cantabria Dr Fort Myers, FL	3.0	3.0	1849	$2,200	$1.19	25d	1	0.94mi
6125 Hershey Ave Fort Myers, FL	4.0	2.0	1879	$2,700	$1.44	16d	1	0.96mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	0.98mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	0.98mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	1.04mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	1.06mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	1.06mi
14562 Cantabria Dr Fort Myers, FL	3.0	3.0	2202	$2,495	$1.13	25d	1	1.10mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	1.24mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	23d	1	1.32mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	5d	1	1.35mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	1.37mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	1.44mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: water

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-03-16
   price $319,900
3. 2026-02-19
   listed $335,000 Active
4. 2012-08-31
   soldstatus $1,528,000
5. 2008-12-24
   soldstatus $1,040,000
6. 2005-12-15
   soldstatus $6,250,000
7. 2004-06-01
   soldstatus $19,100,000
8. 2003-09-30
   soldstatus $29,974,100
9. 2000-11-08
   soldstatus $5,800,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,007 · $334/mo
• Projected year-2 tax: $4,007 · $334/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 8 d/yr ≥107°F today · 33 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: $34,717
• − Mortgage interest: −$17,919
• − Property taxes: −$4,007
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,777
• − Management: −$2,777
• − HOA: −$2,004
• − Depreciation: −$9,306
• Taxable loss: −$5,674
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $1,046/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

• City population: 130,638
• Population (ZIP): 7,689

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 6% Portuguese 5% German 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -47.83%
• Current HPI: 355.9229
• Rent YoY: —
• Metro: —
• 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

-94.5% since first listed

9 events — show timeline

• 2026-04-24 Pending — FORTMLS
• 2026-03-16 Price Changed $319,900 FORTMLS
• 2026-02-19 Listed $335,000 FORTMLS
• 2012-08-31 Sold (Public Records) $1,528,000 Public Records
• 2008-12-24 Sold (Public Records) $1,040,000 Public Records
• 2005-12-15 Sold (Public Records) $6,250,000 Public Records
• 2004-06-01 Sold (Public Records) $19,100,000 Public Records
• 2003-09-30 Sold (Public Records) $29,974,100 Public Records
• 2000-11-08 Sold (Public Records) $5,800,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $4,007 · +3.2% YoY. Source: county tax records.