584 Genoa Ave S · Lehigh Acres, FL 33974

$329,900

3 bd · 2.0 ba · 1,557 sqft · Land · 59 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

Brand-new construction offering 3 bedrooms plus a versatile den and 2 full bathrooms, perfectly positioned on a peaceful canal waterfront. Located in a quiet area, this home combines modern design with serene views, ideal for those seeking comfort, privacy, and a touch of nature right in their backyard.

Key facts

• Canal waterfront
• Serene views
• Modern design

Tags

• CANAL WATERFRONT
• QUIET AREA
• MODERN DESIGN
• SERENE VIEWS

Property features AI

Finance

• Other: Waterfront with canal access; Rectangular lot (approx. 80 x 125); West exposure
• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Security/high-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Faces east; Has a view
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Room for pool; Security/high-impact doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Includes a den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Impact glass windows; Built-in features; Dual sinks; Living/dining room; Shower only (separate shower); Split bedrooms; Unfurnished
• 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 $330k.

Deal economics

• At list price, monthly cash flow is $-698 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (39.3% below list).
• Recommended offer: $200k (39.3% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 14d 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 33% 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 59 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $330k implies a 843% gain — meaningful room to come down on a strong offer.

Recommended offer $200,229 (39.3% 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 59 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.07%
• DSCR: 0.60
• GRM: 13.7

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: 17.2%
• Equity multiple: 2.40×
• Total profit: $129,375
• Equity at exit: $297,200

10-year hold

• IRR: 15.8%
• Equity multiple: 5.39×
• Total profit: $405,504
• Equity at exit: $640,923

Cash invested: $92,372 (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: 13.7×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-698

Break-even live

Break-even rent $2,886

Max offer price $228,890

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• 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	23d	1	0.24mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	0.40mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.47mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	1d	1	0.52mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	23d	1	0.54mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	19d	1	0.55mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	0.58mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	0.62mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	23d	1	0.71mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	0.71mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	23d	1	0.76mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	0.77mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	0.79mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	23d	1	0.81mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	10d	1	0.82mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.82mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	0.83mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	23d	1	0.83mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	23d	1	0.85mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	0.87mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.89mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	0.90mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.92mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	3d	1	0.97mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	14d	1	0.98mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	23d	1	1.03mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	1d	1	1.06mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.06mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	1.06mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	23d	1	1.09mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.11mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	1.12mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.15mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	16d	1	1.19mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.25mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.25mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.25mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.25mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	1.26mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	23d	1	1.27mi

Listing history 14 events

1. 2026-06-17
   days on market $329,900 Active 59 DOM
2. 2026-06-16
   days on market $329,900 Active 58 DOM
3. 2026-06-15
   days on market $329,900 Active 57 DOM
4. 2026-06-13
   days on market $329,900 Active 55 DOM
5. 2026-06-10
   days on market $329,900 Active 52 DOM
6. 2026-06-09
   days on market $329,900 Active 51 DOM
7. 2026-06-07
   days on market $329,900 Active 49 DOM
8. 2026-06-03
   days on market $329,900 Active 45 DOM
9. 2026-06-02
   days on market $329,900 Active 44 DOM
10. 2026-06-01
    days on market $329,900 Active 43 DOM
11. 2026-05-31
    days on market $329,900 Active 42 DOM
12. 2026-04-19
    listed $339,000 Active
13. 2023-11-13
    soldstatus $35,000
14. 2022-06-14
    soldstatus $15,000

ⓘ 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: $24,027
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$9,597
• Taxable loss: −$14,492
• Est. tax savings @ 24.0%: +$3,478
• After-tax cash flow: $-4,899/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

+2160.0% since first listed

3 events — show timeline

• 2026-04-19 Listed $339,000 FORTMLS
• 2023-11-13 Sold (Public Records) $35,000 Public Records
• 2022-06-14 Sold (Public Records) $15,000 Public Records

Property tax history

-9.7%/yr

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