556 Woodview Dr · Lehigh Acres, FL 33972

$265,000

3 bd · 2.0 ba · 1,014 sqft · Land · 182 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).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New To Market. Beautiful land lot located in the desirable Lehigh Acres area. Priced to sell. Listing won't last long.

Key facts

• Quartz countertop
• Top-quality finishes
• High ceilings

Tags

• BRAND-NEW CONSTRUCTION
• TOP-QUALITY FINISHES
• MODERN OPEN-CONCEPT KITCHEN
• QUARTZ COUNTERTOP
• STAINLESS STEEL APPLIANCES
• HIGH CEILINGS

Property features AI

Finance

• Other: Property zoned RS-1; Total area 1,361 (architectural plans); Lot is regular; approximately 0.2755 acres
• Financial info: New construction (tax description)
• HOA & community: No HOA maintenance or amenities listed; Community type: see remarks

Exterior

• Parking: Attached 2-car garage; Automatic garage door
• Security: Impact resistant doors and windows
• Utilities: Well water (assessment paid); Sewer assessment paid; Cable available
• Home design: Single family residential; 1 story / ranch; Rear exposure faces north; Located in Lehigh Acres
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2025
• Exterior features: Room for pool; Impact resistant windows and doors; Landscaped area view; Irrigation assessment paid

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; No master bath described
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in cabinets; Smoke detectors; Great room and split bedroom floor plan; Dining area in living room; Family room; Laundry in residence; Unfurnished
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.7% below list).
• Recommended offer: $205k (22.7% 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+, 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 rising fast (+5.3%/yr); 1620 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 182 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $265k implies a 1556% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,775 (22.7% 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 182 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.30×
• Total profit: $-51,605
• Equity at exit: $39,512

10-year hold

• IRR: -8.0%
• Equity multiple: 0.44×
• Total profit: $-41,189
• Equity at exit: $22,912

Cash invested: $74,200 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1620
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-214

Break-even live

Break-even rent $2,318

Max offer price $234,087

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-122	+0% $-214	+5% $-305	+10% $-397
Rent	-10% $-375	-5% $-295	+0% $-214	+5% $-133	+10% $-52
Rate	-1.0pp $-80	-0.5pp $-146	base $-214	+0.5pp $-282	+1.0pp $-352

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Oakshire Ln Lehigh Acres, FL	3.0	2.0	1143	$2,000	$1.75	25d	1	0.15mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	5d	1	0.31mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	25d	1	0.49mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	25d	1	0.85mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	25d	1	0.86mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	5d	1	0.87mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	1.09mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	4d	1	1.33mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	25d	1	1.35mi
397 Greenbriar Blvd Lehigh Acres, FL	2.0	2.0	1132	$1,295	$1.14	25d	1	1.43mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	25d	1	1.49mi

Listing history 33 events

1. 2026-06-22
   days on market $265,000 Active 182 DOM
2. 2026-06-17
   days on market $265,000 Active 178 DOM
3. 2026-06-16
   days on market $265,000 Active 177 DOM
4. 2026-06-15
   days on market $265,000 Active 176 DOM
5. 2026-06-13
   days on market $265,000 Active 174 DOM
6. 2026-06-10
   days on market $265,000 Active 171 DOM
7. 2026-06-09
   days on market $265,000 Active 170 DOM
8. 2026-06-07
   days on market $265,000 Active 168 DOM
9. 2026-06-02
   days on market $265,000 Active 163 DOM
10. 2026-06-01
    days on market $265,000 Active 162 DOM
11. 2026-06-01
    days on market $265,000 Active 161 DOM
12. 2026-04-23
    price $275,000
13. 2026-04-20
    price $280,000
14. 2026-03-17
    price $285,000
15. 2026-02-28
    status Active
16. 2026-02-08
    status Pending
17. 2025-12-02
    listed $290,000 Active
18. 2024-04-01
    soldstatus $16,000
19. 2024-03-28
    soldstatus $16,000 Closed 118-char remark

    Show marketing remark (118 chars)

    New To Market. Beautiful land lot located in the desirable Lehigh Acres area. Priced to sell. Listing won't last long.

20. 2024-02-29
    status Pending 118-char remark

    Show marketing remark (118 chars)

    New To Market. Beautiful land lot located in the desirable Lehigh Acres area. Priced to sell. Listing won't last long.

21. 2024-02-27
    listed $20,000 Active 118-char remark

    Show marketing remark (118 chars)

    New To Market. Beautiful land lot located in the desirable Lehigh Acres area. Priced to sell. Listing won't last long.

22. 2021-04-27
    soldstatus $22,700
23. 2021-04-23
    soldstatus $8,500 Closed 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

24. 2021-03-29
    status Pending 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

25. 2021-03-11
    price $8,500 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

26. 2021-03-01
    price $7,900 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

27. 2020-10-28
    price $7,500 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

28. 2020-10-02
    price $9,800 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

29. 2020-03-13
    price $10,000 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

30. 2019-03-13
    listed $4,300 Active 56-char remark

    Show marketing remark (56 chars)

    Lehigh Acres Vacant Residential Lot For Sale 0.27 Acres

31. 2005-11-01
    soldstatus $384,000
32. 2005-10-13
    soldstatus $6,750,000
33. 1998-06-23
    soldstatus $1,148,800

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,573
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$7,709
• Taxable loss: −$7,212
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-833/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

-76.1% since first listed

22 events — show timeline

• 2026-04-23 Price Changed $275,000 NAPLESMLS
• 2026-04-20 Price Changed $280,000 NAPLESMLS
• 2026-03-17 Price Changed $285,000 NAPLESMLS
• 2026-02-28 Relisted — NAPLESMLS
• 2026-02-08 Pending — NAPLESMLS
• 2025-12-02 Listed $290,000 NAPLESMLS
• 2024-04-01 Sold (Public Records) $16,000 Public Records
• 2024-03-28 Sold (MLS) $16,000 FORTMLS
• 2024-02-29 Pending — FORTMLS
• 2024-02-27 Listed $20,000 FORTMLS
• 2021-04-27 Sold (Public Records) $22,700 Public Records
• 2021-04-23 Sold (MLS) $8,500 FORTMLS
• 2021-03-29 Pending — FORTMLS
• 2021-03-11 Price Changed $8,500 FORTMLS
• 2021-03-01 Price Changed $7,900 FORTMLS
• 2020-10-28 Price Changed $7,500 FORTMLS
• 2020-10-02 Price Changed $9,800 FORTMLS
• 2020-03-13 Price Changed $10,000 FORTMLS
• 2019-03-13 Listed $4,300 FORTMLS
• 2005-11-01 Sold (Public Records) $384,000 Public Records
• 2005-10-13 Sold (Public Records) $6,750,000 Public Records
• 1998-06-23 Sold (Public Records) $1,148,800 Public Records

Property tax history

+17.7%/yr

Latest (2025): $437 · +15.8% YoY. Source: county tax records.