718 Bennington Dr · Lehigh Acres, FL 33974

$369,000

4 bd · 3.0 ba · 1,719 sqft · Land · 85 Days on market

Built 2025 0.28 ac 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 +5.6/30.0
• 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 MLS

Your Prime Destination Awaits! Dive into the potential of this centrally located oversized vacant lot. With dining and shopping within reach, this space offers a central hub for convenience. Embrace the allure of neighboring homes, creating an ideal atmosphere for your vision, away from flood zone and wetland constraints. "

Key facts

• Contemporary kitchen
• Generous lot
• Tile flooring

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT LAYOUT
• CONTEMPORARY KITCHEN
• IMPACT-RESISTANT WINDOWS
• TILE FLOORING
• GENEROUS LOT

Property features AI

Finance

• Other: Pets allowed: call/conditional
• HOA & community: Non-gated community; Association fee listed as 0

Exterior

• Parking: Detached 2-car garage; Driveway (paved); Garage with door opener; Two parking spaces
• Security: Security/high impact doors; Smoke detector(s)
• Utilities: Municipal and well irrigation sources; Well water; Septic tank sewer; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; Faces south; New construction
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Patio; Room for pool; Sprinkler/irrigation; Patio (listed under patio and porch features); Security/high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Self-cleaning oven; Kitchen island; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Dual sinks; Separate shower; Shower only; Bathtub; Multiple shower heads
• Heating & cooling: Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Kitchen island; Living/dining room; Tray ceilings; High ceilings; French doors/atrium doors; Multiple shower heads; Separate shower; Shower only; Bathtub; Dual sinks; Walk-in closet(s); Split bedrooms; Bedroom on main level; Main level primary
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $-774 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (39.1% below list).
• Recommended offer: $225k (39.1% 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+, 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: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 3 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 $23k; list at $369k implies a 1504% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,810 (39.1% 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 85 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.99%
• 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: 17.3%
• Equity multiple: 2.40×
• Total profit: $145,111
• Equity at exit: $332,424

10-year hold

• IRR: 15.8%
• Equity multiple: 5.40×
• Total profit: $454,370
• Equity at exit: $716,886

Cash invested: $103,320 (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: 2476
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-774

Break-even live

Break-even rent $3,228

Max offer price $256,990

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-647	+0% $-774	+5% $-902	+10% $-1,029
Rent	-10% $-952	-5% $-863	+0% $-774	+5% $-685	+10% $-596
Rate	-1.0pp $-588	-0.5pp $-680	base $-774	+0.5pp $-870	+1.0pp $-967

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	0.43mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.46mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	17d	1	0.62mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	5d	1	0.62mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	12d	1	0.64mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.66mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	0.71mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.78mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	25d	1	0.89mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.89mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.90mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	21d	1	0.92mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	25d	1	0.92mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.94mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	0.95mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	0.98mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	1.00mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	25d	1	1.05mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	23d	1	1.06mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	1.08mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	1.08mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	1.09mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	1.13mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	1.14mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	25d	1	1.15mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	1.18mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	1.18mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	1.25mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	1.26mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	1.26mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.29mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	1.30mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	25d	1	1.35mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.35mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	1.39mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	1.46mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	5d	1	1.47mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.48mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.48mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	5d	1	1.49mi

Listing history 24 events

1. 2026-06-22
   days on market $369,000 Active 85 DOM
2. 2026-06-17
   days on market $369,000 Active 81 DOM
3. 2026-06-16
   days on market $369,000 Active 80 DOM
4. 2026-06-15
   days on market $369,000 Active 79 DOM
5. 2026-06-13
   days on market $369,000 Active 77 DOM
6. 2026-06-10
   days on market $369,000 Active 74 DOM
7. 2026-06-09
   days on market $369,000 Active 73 DOM
8. 2026-06-07
   days on market $369,000 Active 71 DOM
9. 2026-06-03
   days on market $369,000 Active 67 DOM
10. 2026-06-02
    days on market $369,000 Active 66 DOM
11. 2026-06-01
    days on market $369,000 Active 65 DOM
12. 2026-06-01
    days on market $369,000 Active 64 DOM
13. 2026-03-27
    listed $385,000 Active
14. 2026-03-17
    historical
15. 2025-07-24
    price $399,000
16. 2025-06-30
    listed $410,000 Active
17. 2024-03-12
    soldstatus $23,000
18. 2024-02-26
    soldstatus $23,000 Closed 330-char remark

    Show marketing remark (330 chars)

    Your Prime Destination Awaits! Dive into the potential of this centrally located oversized vacant lot. With dining and shopping within reach, this space offers a central hub for convenience. Embrace the allure of neighboring homes, creating an ideal atmosphere for your vision, away from flood zone and wetland constraints. "

19. 2024-02-09
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Your Prime Destination Awaits! Dive into the potential of this centrally located oversized vacant lot. With dining and shopping within reach, this space offers a central hub for convenience. Embrace the allure of neighboring homes, creating an ideal atmosphere for your vision, away from flood zone and wetland constraints. "

20. 2023-11-27
    listed $25,000 Active 330-char remark

    Show marketing remark (330 chars)

    Your Prime Destination Awaits! Dive into the potential of this centrally located oversized vacant lot. With dining and shopping within reach, this space offers a central hub for convenience. Embrace the allure of neighboring homes, creating an ideal atmosphere for your vision, away from flood zone and wetland constraints. "

21. 2015-03-02
    price $54,000
22. 2005-11-16
    soldstatus $60,000
23. 2005-11-10
    soldstatus $60,000
24. 1987-03-01
    soldstatus $16,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $26,977
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$10,735
• Taxable loss: −$16,123
• Est. tax savings @ 24.0%: +$3,870
• After-tax cash flow: $-5,419/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

+2306.2% since first listed

12 events — show timeline

• 2026-03-27 Listed $385,000 FORTMLS
• 2026-03-17 Listing Removed — NAPLESMLS
• 2025-07-24 Price Changed $399,000 NAPLESMLS
• 2025-06-30 Listed $410,000 NAPLESMLS
• 2024-03-12 Sold (Public Records) $23,000 Public Records
• 2024-02-26 Sold (MLS) $23,000 FORTMLS
• 2024-02-09 Pending — FORTMLS
• 2023-11-27 Listed $25,000 FORTMLS
• 2015-03-02 Price Changed $54,000 FORTMLS
• 2005-11-16 Sold (Public Records) $60,000 Public Records
• 2005-11-10 Sold (MLS) $60,000 FORTMLS
• 1987-03-01 Sold (Public Records) $16,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $493 · +27.8% YoY. Source: county tax records.