723 Newell St E · Lehigh Acres, FL 33974

$234,950

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 227 Days on market

Built 2007 10,741 sqft lot Est $337k · 30% under

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Why this score? — see what drove the C+ 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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

This home is ready for a new owner. Home has been totally redone. From new kitchen cabinets to new carpet. This home features 3 bedrooms and 2 bathrooms. Home is just minutes to HWY 82 for quick access to Ft. Myers, Naples, and I -75. Sit on the back porch and enjoy the wooded area around the property. Stainless steel appliances and new HVAC and water equipment will be installed prior to closing. Call today for showing.

Key facts

• Back screened lanai
• Quick access to i-75
• 0.25 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• BACK SCREENED LANAI
• PEACEFUL WOODED SURROUNDINGS
• QUICK ACCESS TO I-75

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Smoke detectors
• Utilities: Well water; Septic sewer; Cable not available
• Home design: Single-story home; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Rectangular lot; North exposure

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedrooms arranged in a split layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Combined living and dining area; Pantry; Tub with shower; Vaulted ceilings; Split bedroom floor plan; Single-hung and sliding windows; Unfurnished
• Laundry & utility: Laundry area inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (15.2% below list).
• Recommended offer: $199k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $235k implies a 104% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,207 (15.2% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $336,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Newhall St E	0.11mi	4/3.0 (+1)	1,452 (-4%)	2mo	$325,000	$224	78
820 Anaconda Ave S	0.17mi	3/2.0	1,562 (+4%)	17mo	$395,000	$253	71
756 Anaconda Ave S	0.39mi	3/2.0	1,562 (+4%)	12mo	$395,000	$253	66
812 Jaguar Blvd	0.46mi	3/2.0	1,410 (-6%)	10mo	$325,000	$230	60
662 Foxchase Dr	0.50mi	3/2.0	1,365 (-9%)	4mo	$290,000	$212	58
712 Clemwood Ave S	0.71mi	3/3.0	1,500 (-0%)	9mo	$318,000	$212	55
746 Newhall St E	0.19mi	3/2.0	1,291 (-14%)	17mo	$315,000	$244	53
810 Jaguar Blvd	0.45mi	4/2.0 (+1)	1,650 (+10%)	10mo	$375,000	$227	49
814 Jaguar Blvd	0.48mi	4/2.0 (+1)	1,650 (+10%)	10mo	$363,000	$220	48
837 Runble St E	0.62mi	3/2.5	1,643 (+9%)	10mo	$355,000	$216	46
789 Bell Blvd S	0.62mi	4/2.0 (+1)	1,677 (+12%)	10mo	$80,000	$48	38
744 Goodrich Ave S	0.73mi	3/2.0	1,727 (+15%)	12mo	$325,000	$188	32

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: 25.0%
• Equity multiple: 2.98×
• Total profit: $130,012
• Equity at exit: $211,662

10-year hold

• IRR: 21.4%
• Equity multiple: 6.56×
• Total profit: $365,990
• Equity at exit: $456,456

Cash invested: $65,786 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $125

Break-even live

Break-even rent $1,834

Max offer price $234,950

Occupancy floor 89%

Sensitivity live

Price	-10% $258	-5% $192	+0% $125	+5% $59	+10% $-8
Rent	-10% $-32	-5% $46	+0% $125	+5% $204	+10% $282
Rate	-1.0pp $243	-0.5pp $185	base $125	+0.5pp $64	+1.0pp $2

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: $58,738
• Closing costs: $7,048
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	0.25mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	0.25mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.30mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.31mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	0.38mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.38mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	4d	1	0.47mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.54mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.55mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.61mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	22d	1	0.63mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	0.64mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.67mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.69mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	0.76mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	22d	1	0.78mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	0.90mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	0.90mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	25d	1	0.93mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	16d	1	0.95mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	25d	1	0.96mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.98mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.01mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	1.01mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	1.01mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.01mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	1.02mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.04mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.04mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	1.08mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	3d	1	1.10mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.19mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.20mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	1.21mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	4d	1	1.26mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.26mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.32mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	1.34mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.38mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	1.38mi

Listing history 23 events

1. 2026-06-22
   days on market $234,950 Active 227 DOM
2. 2026-06-17
   days on market $234,950 Active 223 DOM
3. 2026-06-16
   days on market $234,950 Active 222 DOM
4. 2026-06-16
   days on market $234,950 Active 221 DOM
5. 2026-06-13
   days on market $234,950 Active 219 DOM
6. 2026-06-09
   days on market $234,950 Active 215 DOM
7. 2026-06-07
   days on market $234,950 Active 213 DOM
8. 2026-06-02
   days on market $234,950 Active 208 DOM
9. 2026-06-01
   days on market $234,950 Active 207 DOM
10. 2026-06-01
    days on market $234,950 Active 206 DOM
11. 2026-04-22
    price $234,950
12. 2026-03-20
    price $249,950
13. 2025-12-12
    price $264,900
14. 2025-11-05
    listed $274,900 Active
15. 2015-02-27
    soldstatus $114,900 Sold 424-char remark

    Show marketing remark (424 chars)

    This home is ready for a new owner. Home has been totally redone. From new kitchen cabinets to new carpet. This home features 3 bedrooms and 2 bathrooms. Home is just minutes to HWY 82 for quick access to Ft. Myers, Naples, and I -75. Sit on the back porch and enjoy the wooded area around the property. Stainless steel appliances and new HVAC and water equipment will be installed prior to closing. Call today for showing.

16. 2015-01-19
    status Pending With Contingencies 424-char remark

    Show marketing remark (424 chars)

    This home is ready for a new owner. Home has been totally redone. From new kitchen cabinets to new carpet. This home features 3 bedrooms and 2 bathrooms. Home is just minutes to HWY 82 for quick access to Ft. Myers, Naples, and I -75. Sit on the back porch and enjoy the wooded area around the property. Stainless steel appliances and new HVAC and water equipment will be installed prior to closing. Call today for showing.

17. 2015-01-13
    price $114,900 424-char remark

    Show marketing remark (424 chars)

    This home is ready for a new owner. Home has been totally redone. From new kitchen cabinets to new carpet. This home features 3 bedrooms and 2 bathrooms. Home is just minutes to HWY 82 for quick access to Ft. Myers, Naples, and I -75. Sit on the back porch and enjoy the wooded area around the property. Stainless steel appliances and new HVAC and water equipment will be installed prior to closing. Call today for showing.

18. 2015-01-08
    listed $119,900 Active 424-char remark

    Show marketing remark (424 chars)

    This home is ready for a new owner. Home has been totally redone. From new kitchen cabinets to new carpet. This home features 3 bedrooms and 2 bathrooms. Home is just minutes to HWY 82 for quick access to Ft. Myers, Naples, and I -75. Sit on the back porch and enjoy the wooded area around the property. Stainless steel appliances and new HVAC and water equipment will be installed prior to closing. Call today for showing.

19. 2014-10-03
    soldstatus $66,000 106-char remark

    Show marketing remark (106 chars)

    This homes shows signs of CHINESE DRYWALL, Show it at your own risk. Sold As Is with the right to inspect.

20. 2014-08-06
    listed $66,000 106-char remark

    Show marketing remark (106 chars)

    This homes shows signs of CHINESE DRYWALL, Show it at your own risk. Sold As Is with the right to inspect.

21. 2011-04-30
    historical
22. 2010-11-30
    listed $40,000
23. 2004-10-15
    soldstatus $21,000

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$526/yr (+$44/mo · 37.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $23,905
• − Mortgage interest: −$13,161
• − Property taxes: −$1,424
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$6,835
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $2,105/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

+1018.8% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $234,950 FORTMLS
• 2026-03-20 Price Changed $249,950 FORTMLS
• 2025-12-12 Price Changed $264,900 FORTMLS
• 2025-11-05 Listed $274,900 FORTMLS
• 2015-02-27 Sold (MLS) $114,900 FORTMLS
• 2015-01-19 Pending — FORTMLS
• 2015-01-13 Price Changed $114,900 FORTMLS
• 2015-01-08 Listed $119,900 FORTMLS
• 2014-10-03 Sold (MLS) $66,000 FORTMLS
• 2014-08-06 Listed $66,000 FORTMLS
• 2011-04-30 Listing Removed — MARMLS
• 2010-11-30 Listed $40,000 MARMLS
• 2004-10-15 Sold (MLS) $21,000 FORTMLS

Property tax history

+24.7%/yr

Latest (2022): $1,424 · +5.9% YoY. Source: county tax records.