633 Charles Sise St · Lehigh Acres, FL 33974

$325,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 104 Days on market

Built 1995 0.31 ac lot Est $378k · 14% under

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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).

• ARV discount +13.8/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

MULTIPLE OFFERS- HIGHEST AND BEST DUE BY SUNDAY 12pm!! You will love all the features this home has! New Metal roof was put on 2018 - A/C replaced in 2022. This home sits on the old Miromar Golf Course giving you extra room for the kids to play and let the dogs run. Double door entry with tile throughout the main living areas, bedrooms and baths. The kitchen has recessed lighting and a pantry. In house laundry room with extra storage cabinets. Spa on the porch will convey with the sale. House was re-piped in 2017 with CPVC. This spacious home with nearly 1800 sq feet living area delivers VALUE for your money.

Key facts

• Room for a pool
• Metal roof
• New well pump

Tags

• FRONT PORCH
• DOUBLE DOOR ENTRY
• BACKS UP TO GOLF COURSE
• ROOM FOR A POOL
• METAL ROOF
• NEW WELL PUMP

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered spaces
• Security: Owned security system; Security system; Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level: 1; Resale property
• Construction: Built with block, concrete and stucco; Metal roof
• Exterior features: Lanai; Porch; Screened porch; Room for pool; Rectangular lot; Lot dimensions approx. 100 x 137; Public maintained road; Property faces south; Exposure to the north

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Water purifier; Reverse osmosis system; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Bathtub; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Attic; Breakfast bar; Separate/formal dining room; Eat-in kitchen; Pantry; Pull-down attic stairs; Separate shower; Vaulted ceilings; Walk-in closets; Split bedroom floorplan; Unfurnished; Single-hung windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (33.7% below list).
• Recommended offer: $215k (33.7% 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 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).
• This rent runs 36% 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,411 (33.7% 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 104 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $377,784
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Durion Dr	0.55mi	3/2.0	1,777 (-0%)	3mo	$280,000	$158	72
545 Trinity St E	0.63mi	3/2.0	1,784 (+0%)	1mo	$340,000	$191	70
745 Andover Ave S	0.57mi	3/2.0	1,923 (+8%)	2mo	$360,000	$187	59
745 David Laird Ln	0.65mi	3/3.0	1,722 (-3%)	11mo	$550,000	$319	51
756 Anaconda Ave S	0.54mi	3/2.0	1,562 (-12%)	12mo	$395,000	$253	44
508 Kimberly Ct	0.75mi	4/2.0 (+1)	1,842 (+3%)	13mo	$399,000	$217	44
733 Crestline Ave S	0.63mi	3/2.0	1,557 (-13%)	21mo	$330,000	$212	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: 21.1%
• Equity multiple: 2.69×
• Total profit: $154,118
• Equity at exit: $292,786

10-year hold

• IRR: 18.6%
• Equity multiple: 6.00×
• Total profit: $455,183
• Equity at exit: $631,404

Cash invested: $91,000 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-258

Break-even live

Break-even rent $2,481

Max offer price $279,431

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-166	+0% $-258	+5% $-350	+10% $-442
Rent	-10% $-428	-5% $-343	+0% $-258	+5% $-173	+10% $-88
Rate	-1.0pp $-94	-0.5pp $-175	base $-258	+0.5pp $-342	+1.0pp $-428

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	0.16mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.37mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	0.44mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.51mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.57mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	0.58mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	23d	1	0.59mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	0.62mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	0.62mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.62mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	0.62mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	16d	1	0.66mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	0.67mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	0.72mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	0.81mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	0.83mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	0.89mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.91mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.94mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.96mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	25d	1	1.00mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	1.00mi
668 Chemstrand St E Lehigh Acres, FL	3.0	2.0	2388	$2,000	$0.84	25d	1	1.04mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	1.05mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	1.05mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.06mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	1.06mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	1.06mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	1.06mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	1.06mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.08mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	25d	1	1.12mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	21d	1	1.12mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	25d	1	1.12mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	5d	1	1.14mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	25d	1	1.21mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.22mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	1.26mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	1.27mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	1.27mi

Listing history 23 events

1. 2026-06-22
   days on market $325,000 Active 104 DOM
2. 2026-06-17
   days on market $325,000 Active 100 DOM
3. 2026-06-16
   days on market $325,000 Active 99 DOM
4. 2026-06-15
   days on market $325,000 Active 98 DOM
5. 2026-06-13
   days on market $325,000 Active 96 DOM
6. 2026-06-10
   days on market $325,000 Active 93 DOM
7. 2026-06-09
   days on market $325,000 Active 92 DOM
8. 2026-06-07
   days on market $325,000 Active 90 DOM
9. 2026-06-02
   days on market $325,000 Active 85 DOM
10. 2026-06-01
    days on market $325,000 Active 84 DOM
11. 2026-06-01
    days on market $325,000 Active 83 DOM
12. 2026-04-23
    price $325,000
13. 2026-03-04
    listed $330,000 Active
14. 2024-04-26
    historical $2,240
15. 2024-04-12
    listed $2,240
16. 2024-04-03
    historical
17. 2024-03-08
    price $359,000
18. 2024-01-15
    price $369,000
19. 2023-11-27
    price $375,000
20. 2023-10-10
    listed $379,900 Active
21. 2022-06-10
    soldstatus $351,000 Closed 616-char remark

    Show marketing remark (616 chars)

    MULTIPLE OFFERS- HIGHEST AND BEST DUE BY SUNDAY 12pm!! You will love all the features this home has! New Metal roof was put on 2018 - A/C replaced in 2022. This home sits on the old Miromar Golf Course giving you extra room for the kids to play and let the dogs run. Double door entry with tile throughout the main living areas, bedrooms and baths. The kitchen has recessed lighting and a pantry. In house laundry room with extra storage cabinets. Spa on the porch will convey with the sale. House was re-piped in 2017 with CPVC. This spacious home with nearly 1800 sq feet living area delivers VALUE for your money.

22. 2022-04-24
    status Pending 616-char remark

    Show marketing remark (616 chars)

    MULTIPLE OFFERS- HIGHEST AND BEST DUE BY SUNDAY 12pm!! You will love all the features this home has! New Metal roof was put on 2018 - A/C replaced in 2022. This home sits on the old Miromar Golf Course giving you extra room for the kids to play and let the dogs run. Double door entry with tile throughout the main living areas, bedrooms and baths. The kitchen has recessed lighting and a pantry. In house laundry room with extra storage cabinets. Spa on the porch will convey with the sale. House was re-piped in 2017 with CPVC. This spacious home with nearly 1800 sq feet living area delivers VALUE for your money.

23. 2022-04-18
    listed $325,000 Active 616-char remark

    Show marketing remark (616 chars)

    MULTIPLE OFFERS- HIGHEST AND BEST DUE BY SUNDAY 12pm!! You will love all the features this home has! New Metal roof was put on 2018 - A/C replaced in 2022. This home sits on the old Miromar Golf Course giving you extra room for the kids to play and let the dogs run. Double door entry with tile throughout the main living areas, bedrooms and baths. The kitchen has recessed lighting and a pantry. In house laundry room with extra storage cabinets. Spa on the porch will convey with the sale. House was re-piped in 2017 with CPVC. This spacious home with nearly 1800 sq feet living area delivers VALUE for your money.

ⓘ 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: $1,439 · $120/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,258/yr (+$105/mo · 87.4%)

ⓘ 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 · 25 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: $25,849
• − Mortgage interest: −$18,205
• − Property taxes: −$1,439
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$9,455
• Taxable loss: −$9,011
• Est. tax savings @ 24.0%: +$2,163
• After-tax cash flow: $-933/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

+0.0% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $325,000 FORTMLS
• 2026-03-04 Listed $330,000 FORTMLS
• 2024-04-26 Rental Removed $2,240 APPFOLIO
• 2024-04-12 Listed for Rent $2,240 APPFOLIO
• 2024-04-03 Listing Removed — FORTMLS
• 2024-03-08 Price Changed $359,000 FORTMLS
• 2024-01-15 Price Changed $369,000 FORTMLS
• 2023-11-27 Price Changed $375,000 FORTMLS
• 2023-10-10 Listed $379,900 FORTMLS
• 2022-06-10 Sold (MLS) $351,000 FORTMLS
• 2022-04-24 Pending — FORTMLS
• 2022-04-18 Listed $325,000 FORTMLS

Property tax history

+2.5%/yr

Latest (2022): $1,439 · +6.0% YoY. Source: county tax records.