922 Sunrise Blvd · Lehigh Acres, FL 33974

$349,000

3 bd · 2.0 ba · 1,610 sqft · Land · 143 Days on market

Built 2026 0.26 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
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.3/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

NOT A SHORT SALE OR FORECLOSURE. Packages available from 2 to over 200 home site available. Local seller= fast answers on all contracts and fast, smooth closings.

Key facts

• New construction
• Modern appliances
• Spacious lot

Tags

• NEW CONSTRUCTION
• MODERN APPLIANCES
• IMPACT WINDOWS
• CERAMIC TILE FLOORING
• OPEN-CONCEPT LAYOUT
• SPACIOUS LOT

Property features AI

Finance

• Other: Lot is rectangular with surveyed dimensions (90 x 125 x 90 x 125); Lot exposures to the south; Public maintained road; Irrigation supplied by well; Lot size approximately 0.258 acres; Lot features include automatic sprinklers
• Financial info: Pets allowed
• HOA & community: Community has sidewalks; Association fee listed as $0.00

Exterior

• Parking: Attached 2-car garage with garage door opener; Attached carport with 2 spaces; Covered parking (4 covered spaces total); Driveway parking; Paved parking; Handicap accessible
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story home; New construction; North-facing; Has a view
• Construction: Block, concrete and stucco construction; Shingle roof; Built on concrete foundation
• Exterior features: Security/high impact doors; Sprinkler/irrigation system (automatic); Patio and open porch; Room for pool; Open patio/porch

Interior

• Kitchen: Cooktop (electric cooktop); Dishwasher; Disposal; Microwave; Refrigerator; Freezer
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower with multiple shower heads
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Built-in features and closet cabinetry; Dual sinks; Family/Dining room; Living/Dining room configuration; Multiple shower heads; Custom mirrors; Shower only (separate shower); Cable TV available; Walk-in closet(s)
• Laundry & utility: Washer and dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $349k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (36.6% below list).
• Recommended offer: $221k (36.6% 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 falling (-4.7%/yr); 2476 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $349k implies a 1146% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,379 (36.6% 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 143 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 13.1

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: 21.0%
• Equity multiple: 2.68×
• Total profit: $164,637
• Equity at exit: $314,407

10-year hold

• IRR: 18.5%
• Equity multiple: 5.99×
• Total profit: $487,579
• Equity at exit: $678,030

Cash invested: $97,720 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-294

Break-even live

Break-even rent $2,587

Max offer price $296,976

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-196	+0% $-294	+5% $-393	+10% $-492
Rent	-10% $-469	-5% $-382	+0% $-294	+5% $-207	+10% $-120
Rate	-1.0pp $-119	-0.5pp $-206	base $-294	+0.5pp $-385	+1.0pp $-477

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	0.20mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	0.22mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.72mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	25d	1	0.77mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	0.77mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	25d	1	0.77mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	25d	1	0.81mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	5d	1	0.83mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	5d	1	0.90mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	25d	1	0.92mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.94mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	5d	1	0.95mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	16d	1	0.98mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	5d	1	0.98mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.03mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	1.04mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	25d	1	1.04mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	1.06mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	5d	1	1.07mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	25d	1	1.10mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	25d	1	1.10mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.11mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	25d	1	1.13mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	1.14mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	25d	1	1.17mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	25d	1	1.18mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	3d	1	1.24mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	25d	1	1.26mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	4d	1	1.28mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	4d	1	1.28mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	25d	1	1.29mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.34mi
18 Scott Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	3d	1	1.38mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	3d	1	1.42mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	5d	1	1.42mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	16d	1	1.46mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.49mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	1.50mi

Listing history 23 events

1. 2026-06-22
   days on market $349,000 Active 143 DOM
2. 2026-06-17
   days on market $349,000 Active 139 DOM
3. 2026-06-16
   days on market $349,000 Active 138 DOM
4. 2026-06-15
   days on market $349,000 Active 137 DOM
5. 2026-06-13
   days on market $349,000 Active 135 DOM
6. 2026-06-10
   days on market $349,000 Active 132 DOM
7. 2026-06-09
   days on market $349,000 Active 131 DOM
8. 2026-06-07
   days on market $349,000 Active 129 DOM
9. 2026-06-02
   days on market $349,000 Active 124 DOM
10. 2026-06-01
    days on market $349,000 Active 123 DOM
11. 2026-06-01
    days on market $349,000 Active 122 DOM
12. 2026-05-15
    price $349,000
13. 2026-03-04
    price $359,000
14. 2026-01-29
    listed $369,000 Active
15. 2024-07-05
    soldstatus $28,000
16. 2022-04-15
    soldstatus $13,000
17. 2014-03-27
    soldstatus $13,200
18. 2014-03-10
    soldstatus $3,300 162-char remark

    Show marketing remark (162 chars)

    NOT A SHORT SALE OR FORECLOSURE. Packages available from 2 to over 200 home site available. Local seller= fast answers on all contracts and fast, smooth closings.

19. 2014-03-10
    price $4,450 162-char remark

    Show marketing remark (162 chars)

    NOT A SHORT SALE OR FORECLOSURE. Packages available from 2 to over 200 home site available. Local seller= fast answers on all contracts and fast, smooth closings.

20. 2005-06-06
    soldstatus $4,200
21. 2005-06-06
    soldstatus $4,200
22. 2005-06-06
    soldstatus $4,200
23. 2005-05-25
    soldstatus $12,500

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$2,083/yr (+$174/mo · 256.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,565
• − Mortgage interest: −$19,549
• − Property taxes: −$813
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$10,153
• Taxable loss: −$9,946
• Est. tax savings @ 24.0%: +$2,387
• After-tax cash flow: $-1,147/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

+2692.0% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $349,000 FORTMLS
• 2026-03-04 Price Changed $359,000 FORTMLS
• 2026-01-29 Listed $369,000 FORTMLS
• 2024-07-05 Sold (Public Records) $28,000 Public Records
• 2022-04-15 Sold (Public Records) $13,000 Public Records
• 2014-03-27 Sold (Public Records) $13,200 Public Records
• 2014-03-10 Price Changed $4,450 FORTMLS
• 2014-03-10 Sold (MLS) $3,300 FORTMLS
• 2005-06-06 Sold (Public Records) $4,200 Public Records
• 2005-06-06 Sold (Public Records) $4,200 Public Records
• 2005-06-06 Sold (Public Records) $4,200 Public Records
• 2005-05-25 Sold (Public Records) $12,500 Public Records

Property tax history

+51.3%/yr

Latest (2025): $813 · +107.4% YoY. Source: county tax records.