437 Raymer St · Lehigh Acres, FL 33974

$289,000

3 bd · 2.0 ba · 1,442 sqft · SingleFamily public records · 16 Days on market

Built 2005 10,624 sqft lot Est $274k · 5% over

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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 +7.6/30.0
• ARV discount +5.0/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0

Listing remarks

NEW ROOF 2023, NO FLOOD INSURANCE REQUIRED, OVERSIZED LOT! This well-maintained home offers the perfect combination of peace of mind, space, and value in one of Lehigh Acres growing residential neighborhoods. Situated on an oversized lot with a spacious 2 car garage, this property provides just under 1,500 square feet of comfortable living space designed for everyday living and entertaining alike. Step inside to discover a bright and inviting layout featuring generous living areas, a functional kitchen, and a spacious primary suite with a private bath. Two additional bedrooms provide plenty of room for family, guests, or a home office. Outside, the oversized lot offers endless possibiliti

Key facts

• No flood insurance
• Oversized lot
• New roof

Tags

• NEW ROOF
• OVERSIZED LOT
• NO FLOOD INSURANCE

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Resale property; Faces south; North exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Sprinkler/irrigation system (automatic); Room for a pool; Lanai/porch (screened)

Interior

• Kitchen: Electric cooktop; Range; Disposal; Refrigerator; Freezer; Pantry; Breakfast bar; Eat-in kitchen
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Eat-in kitchen; Pantry; Shower only with separate shower; Vaulted ceilings; Split bedroom layout; Screened porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (31.3% below list).
• Recommended offer: $199k (31.3% 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; 40 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 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,581 (31.3% 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. 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: 0.69% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $273,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Rawlings Ave	0.40mi	3/2.5	1,500 (+4%)	6mo	$285,000	$190	68
426 Progress Ave	0.62mi	3/2.0	1,408 (-2%)	2mo	$250,000	$178	65
356 Progress Ave	0.24mi	3/2.0	1,629 (+13%)	2mo	$365,000	$224	65
347 Ranier Ave	0.19mi	3/2.0	1,600 (+11%)	12mo	$335,000	$209	63
19993 Lake Vista Cir N	0.58mi	3/2.0	1,540 (+7%)	2mo	$250,000	$162	60
536 Ilaria Ct	0.57mi	3/2.0	1,328 (-8%)	1mo	$252,200	$190	59
398 Radiant Sun Ln	0.62mi	4/2.0 (+1)	1,499 (+4%)	5mo	$276,999	$185	56
19383 Orchidtree Ct	0.66mi	3/2.0	1,325 (-8%)	2mo	$170,000	$128	54
479 Rand St	0.41mi	3/2.0	1,588 (+10%)	12mo	$339,000	$213	54
416 Piper Ave	0.58mi	3/2.5	1,569 (+9%)	5mo	$350,000	$223	52
414 Pinehurst Ave	0.55mi	3/2.0	1,629 (+13%)	3mo	$365,000	$224	50
19372 Coraltree Ct	0.65mi	2/2.0 (-1)	1,260 (-13%)	6mo	$205,000	$163	38

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.60×
• Total profit: $129,546
• Equity at exit: $260,354

10-year hold

• IRR: 17.7%
• Equity multiple: 5.80×
• Total profit: $388,338
• Equity at exit: $561,463

Cash invested: $80,920 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$278 /mo · $3,341/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-346

Break-even live

Break-even rent $2,423

Max offer price $227,950

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	3d	1	0.17mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	3d	1	0.18mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	1d	1	0.18mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	23d	1	0.23mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.26mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	23d	1	0.27mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.31mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	3d	1	0.33mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	23d	1	0.34mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	23d	1	0.37mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	23d	1	0.37mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	1d	1	0.43mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	21d	1	0.43mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	1d	1	0.43mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	3d	1	0.43mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	13d	1	0.43mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	19d	1	0.47mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	23d	1	0.47mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	15d	1	0.50mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	23d	1	0.50mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	23d	1	0.50mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	23d	1	0.54mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	15d	1	0.55mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	15d	1	0.55mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	23d	1	0.59mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	23d	1	0.62mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	19d	1	0.63mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	15d	1	0.64mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	23d	1	0.67mi
10738 Cocoatree Ct Lehigh Acres, FL	3.0	2.0	1220	$1,600	$1.31	1d	1	0.68mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	23d	1	0.69mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	23d	1	0.71mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	23d	1	0.73mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	23d	1	0.74mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	14d	1	0.75mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	23d	1	0.77mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	3d	1	0.77mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	23d	1	0.77mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	23d	1	0.77mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	23d	1	0.79mi

Listing history 11 events

1. 2026-06-18
   days on market $289,000 Active 16 DOM
2. 2026-06-17
   days on market $289,000 Active 15 DOM
3. 2026-06-16
   days on market $289,000 Active 14 DOM
4. 2026-06-15
   days on market $289,000 Active 13 DOM
5. 2026-06-13
   days on market $289,000 Active 11 DOM
6. 2026-06-10
   days on market $289,000 Active 8 DOM
7. 2026-06-09
   days on market $289,000 Active 7 DOM
8. 2026-06-08
   days on market $289,000 Active 6 DOM
9. 2026-06-07
   days on market $289,000 Active 5 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $289,000 Active 1 DOM

ⓘ 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: $3,341 · $278/mo
• Projected year-2 tax: $3,341 · $278/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $23,830
• − Mortgage interest: −$16,188
• − Property taxes: −$3,341
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$8,407
• Taxable loss: −$9,365
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-1,900/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

+2551.4% since first listed

3 events — show timeline

• 2026-06-02 Listed $289,000 FORTMLS
• 2021-02-11 Sold (Public Records) $210,000 Public Records
• 2004-08-31 Sold (Public Records) $10,900 Public Records

Property tax history

+16.3%/yr

Latest (2025): $3,341 · -5.2% YoY. Source: county tax records.