711 Downer Ave S · Lehigh Acres, FL 33974

$245,000

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 5 Days on market

Built 2004 10,293 sqft lot Est $319k · 23% 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 +17.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 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

Welcome to this 3/2 + DEN nestled on a quiet street just minutes from State Road 82, Fort Myers, and major amenities. This open floor plan has been freshly painted & spotlights a 2023 METAL roof, 2021 HVAC system, an inviting tiled front porch, and premium luxury vinyl flooring and porcelain tile throughout. It also highlights an attractive glass French door leads into the den, while the open great room is enhanced by cathedral ceilings, recessed and pendant lighting, and a welcoming breakfast bar. The kitchen offers NEWER appliances, a tiled backsplash, and upgraded fixtures. Enjoy seamless indoor-outdoor living with refreshing triple sliding doors opening to the screened back patio.

Key facts

• Metal roof
• Glass french door
• Tiled front porch

Tags

• METAL ROOF
• HVAC SYSTEM
• TILED FRONT PORCH
• LUXURY VINYL FLOORING
• PORCELAIN TILE
• GLASS FRENCH DOOR

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Septic tank; Well water; Cable available; High-speed internet available; Electric service
• Home design: Block, concrete and stucco construction; Metal roof; West-facing entry; Entry at level 1; Resale property
• Construction: Built with block, concrete and stucco; Metal roof
• Exterior features: Fruit trees; Patio; Room for a pool; Open lanai; Screened porch; Paved public road access; Rectangular lot; East exposure

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Water purifier; Water softener
• Bedrooms: Den; Great room; Screened porch
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Cathedral ceilings; Kitchen island; Combined living/dining area; Split bedroom layout; Tub with shower; Cable TV available; Walk-in closets; Window treatments; Double-hung windows; Interior shutters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $208k (15.2% below list).
• Recommended offer: $208k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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+, 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $26k of equity ($2k loan paydown + $24k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $48k; list at $245k implies a 414% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,688 (15.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $319,302
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Downer Ave S	0.00mi	3/2.0	1,458 (0%)	1mo	$245,000	$168	99
717 Knox Ave S	0.07mi	3/2.0	1,408 (-3%)	11mo	$269,000	$191	82
719 Brannen Ave	0.25mi	3/2.0	1,387 (-5%)	20mo	$350,000	$252	63
521 Allison St E	0.66mi	3/2.0	1,536 (+5%)	3mo	$336,000	$219	58
354 Martineau Cir	0.74mi	3/2.0	1,487 (+2%)	6mo	$269,597	$181	57
811 Dudley Ave S	0.60mi	3/2.0	1,458 (0%)	22mo	$325,000	$223	53
439 Behring St	0.35mi	3/2.0	1,291 (-12%)	15mo	$293,000	$227	53
828 Downer Ave S	0.69mi	3/2.0	1,557 (+7%)	6mo	$305,900	$196	51
764 Downer Ave S	0.42mi	3/2.0	1,266 (-13%)	13mo	$320,000	$253	48
814 Gaylord Ave S	0.74mi	3/2.0	1,258 (-14%)	1mo	$264,900	$211	42
430 Burrstone Dr	0.72mi	3/2.0	1,258 (-14%)	3mo	$275,000	$219	41

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: 25.4%
• Equity multiple: 3.01×
• Total profit: $137,941
• Equity at exit: $220,715

10-year hold

• IRR: 21.7%
• Equity multiple: 6.64×
• Total profit: $386,695
• Equity at exit: $475,981

Cash invested: $68,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $168

Break-even live

Break-even rent $1,864

Max offer price $245,000

Occupancy floor 87%

Sensitivity live

Price	-10% $307	-5% $237	+0% $168	+5% $99	+10% $29
Rent	-10% $4	-5% $86	+0% $168	+5% $250	+10% $332
Rate	-1.0pp $291	-0.5pp $230	base $168	+0.5pp $104	+1.0pp $40

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	0.24mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	0.26mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	0.33mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	24d	1	0.49mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	0.49mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.57mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.63mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.63mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	21d	1	0.78mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	0.82mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.87mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	15d	1	0.91mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	24d	1	0.92mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	0.95mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	0.96mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	3d	1	0.97mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	3d	1	0.97mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	24d	1	0.97mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	21d	1	0.98mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	16d	1	0.99mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	24d	1	1.06mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	1.07mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.08mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	24d	1	1.10mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	15d	1	1.14mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	24d	1	1.18mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	24d	1	1.21mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	1.28mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	1.29mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	24d	1	1.30mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	1.38mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	1.38mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	3d	1	1.40mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	3d	1	1.42mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	1.44mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.46mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.48mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	1.48mi

Listing history 16 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $245,000 Active
3. 2026-04-24
   historical
4. 2026-03-30
   listed $248,900 Active
5. 2026-03-30
   historical
6. 2026-03-23
   listed $255,900 Active
7. 2026-03-23
   historical
8. 2026-01-23
   listed $259,900 Active
9. 2025-12-18
   historical
10. 2025-11-04
    price $259,900
11. 2025-10-07
    price $265,900
12. 2025-09-09
    price $274,900
13. 2025-09-03
    price $295,900
14. 2025-06-17
    listed $339,000 Active
15. 2010-02-18
    price $53,000
16. 2010-02-10
    soldstatus $47,700

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$1,003/yr (+$84/mo · 97.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $24,923
• − Mortgage interest: −$13,724
• − Property taxes: −$1,031
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$7,127
• Taxable loss: −$2,172
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $2,537/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

+413.6% since first listed

16 events — show timeline

• 2026-04-29 Pending — FORTMLS
• 2026-04-24 Listing Removed — FORTMLS
• 2026-04-24 Listed $245,000 FORTMLS
• 2026-03-30 Listing Removed — FORTMLS
• 2026-03-30 Listed $248,900 FORTMLS
• 2026-03-23 Listing Removed — FORTMLS
• 2026-03-23 Listed $255,900 FORTMLS
• 2026-01-23 Listed $259,900 FORTMLS
• 2025-12-18 Listing Removed — FORTMLS
• 2025-11-04 Price Changed $259,900 FORTMLS
• 2025-10-07 Price Changed $265,900 FORTMLS
• 2025-09-09 Price Changed $274,900 FORTMLS
• 2025-09-03 Price Changed $295,900 FORTMLS
• 2025-06-17 Listed $339,000 FORTMLS
• 2010-02-18 Price Changed $53,000 FORTMLS
• 2010-02-10 Sold (MLS) $47,700 FORTMLS

Property tax history

+4.0%/yr

Latest (2022): $1,031 · +7.5% YoY. Source: county tax records.