618 Thompson Ave · Lehigh Acres, FL 33972

$385,000

5 bd · 3.0 ba · 1,925 sqft · Land · 41 Days on market

Built 2026 0.50 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Residential vacant land with 0.49 acres, ready to build your dream house at your own style! Do not miss it!! Contact L/A.

Key facts

• Open floor plan
• Stylish shower
• Walk in closet

Tags

• OPEN FLOOR PLAN
• HIGH END QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• STYLISH SHOWER
• COFFERED CEILING

Property features AI

Finance

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

Exterior

• Parking: No parking details provided
• Security: High-impact doors
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story; New construction; Faces West
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Security/high-impact doors; Rectangular lot; East exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Icemaker; Water purifier
• Bedrooms: No specific room types listed
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Pantry; Shower-only bath(s); Separate shower; Unfurnished
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $385k.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (34.4% below list).
• Recommended offer: $253k (34.4% 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+, 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 41% 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 $3k of loan paydown is wiped out by about $12k 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 41 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 3 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 $25k; list at $385k implies a 1440% 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 $252,506 (34.4% 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 41 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 12.7

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: -26.7%
• Equity multiple: 0.08×
• Total profit: $-98,700
• Equity at exit: $57,405

10-year hold

• IRR: -17.7%
• Equity multiple: -0.06×
• Total profit: $-114,328
• Equity at exit: $33,288

Cash invested: $107,800 (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: 1611
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-666

Break-even live

Break-even rent $3,368

Max offer price $288,650

Occupancy floor —

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 E 6th St Lehigh Acres, FL	4.0	2.0	1636	$2,199	$1.34	23d	1	0.70mi
814 Gerald Ave Lehigh Acres, FL	4.0	2.0	1933	$1,950	$1.01	2d	1	0.94mi
17 W 7th St Lehigh Acres, FL	4.0	2.0	2000	$2,500	$1.25	15d	1	1.22mi

Listing history 9 events

1. 2026-05-18
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-19
   status Pending
4. 2026-03-28
   listed $385,000 Active
5. 2025-03-05
   soldstatus $25,000
6. 2025-02-28
   soldstatus $25,000 Closed 123-char remark

   Show marketing remark (123 chars)

   Residential vacant land with 0.49 acres, ready to build your dream house at your own style! Do not miss it!! Contact L/A.

7. 2025-02-08
   historical Active Under Contract 123-char remark

   Show marketing remark (123 chars)

   Residential vacant land with 0.49 acres, ready to build your dream house at your own style! Do not miss it!! Contact L/A.

8. 2025-02-03
   price $29,950 123-char remark

   Show marketing remark (123 chars)

   Residential vacant land with 0.49 acres, ready to build your dream house at your own style! Do not miss it!! Contact L/A.

9. 2025-01-10
   listed $35,000 Active 123-char remark

   Show marketing remark (123 chars)

   Residential vacant land with 0.49 acres, ready to build your dream house at your own style! Do not miss it!! Contact L/A.

ⓘ 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 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: $30,301
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$11,200
• Taxable loss: −$15,013
• Est. tax savings @ 24.0%: +$3,603
• After-tax cash flow: $-4,387/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

+1000.0% since first listed

9 events — show timeline

• 2026-05-18 Pending — FORTMLS
• 2026-04-28 Relisted — FORTMLS
• 2026-04-19 Pending — FORTMLS
• 2026-03-28 Listed $385,000 FORTMLS
• 2025-03-05 Sold (Public Records) $25,000 Public Records
• 2025-02-28 Sold (MLS) $25,000 MARMLS
• 2025-02-08 Contingent — MARMLS
• 2025-02-03 Price Changed $29,950 MARMLS
• 2025-01-10 Listed $35,000 MARMLS

Property tax history

+15.2%/yr

Latest (2025): $494 · +7.1% YoY. Source: county tax records.