859 Chicago St · Lehigh Acres, FL 33974

$315,000

3 bd · 2.0 ba · 1,390 sqft · Land · 51 Days on market

Built 2025 10,876 sqft 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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Rent growth +1.3/5.0

Listing remarks

Your chance to own a brand-new home is here! Step into a luxurious, spacious residence designed with modern finishes and details that make all the difference. Featuring 3 spacious bedrooms and 2 elegant bathrooms, this property offers the comfort and lifestyle you deserve. With its open layout, high ceilings, and natural light flowing through every room, this home is perfect for enjoying time with family. Plus, its excellent location keeps you close to schools, shopping, and main access roads—combining luxury, convenience, and quality of life. Make this home the start of your new chapter!

Key facts

• Natural light
• Open layout
• High ceilings

Tags

• OPEN LAYOUT
• HIGH CEILINGS
• NATURAL LIGHT
• EXCELLENT LOCATION

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Security/high-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Open porch; Security/high-impact doors; Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Great Room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Impact glass windows; Dual sinks; Open living/dining area; Walk-in closet(s); Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (35.8% below list).
• Recommended offer: $202k (35.8% 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 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 34% 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 $34k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.
• Current owner paid $16k; list at $315k implies a 1809% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $202,084 (35.8% 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 51 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 13.0

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: 21.1%
• Equity multiple: 2.69×
• Total profit: $149,339
• Equity at exit: $283,777

10-year hold

• IRR: 18.6%
• Equity multiple: 6.01×
• Total profit: $441,516
• Equity at exit: $611,976

Cash invested: $88,200 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-253

Break-even live

Break-even rent $2,341

Max offer price $270,274

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-164	+0% $-253	+5% $-342	+10% $-432
Rent	-10% $-413	-5% $-333	+0% $-253	+5% $-173	+10% $-94
Rate	-1.0pp $-95	-0.5pp $-173	base $-253	+0.5pp $-335	+1.0pp $-418

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.13mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	0.34mi
455 Bell Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1142	$1,600	$1.40	25d	1	0.36mi
508 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.40mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	0.41mi
573 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1218	$1,900	$1.56	16d	1	0.53mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	25d	1	0.55mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.58mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.58mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.60mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	5d	1	0.62mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	5d	1	0.67mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	16d	1	0.67mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	5d	1	0.69mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	5d	1	0.71mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	0.71mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	0.74mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.75mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	25d	1	0.78mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	0.84mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	25d	1	0.88mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	4d	1	0.90mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.91mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	5d	1	0.92mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	0.92mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.93mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.94mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.94mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	0.97mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	0.97mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	0.99mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.00mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	1.02mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	18d	1	1.03mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.04mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	1.06mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	18d	1	1.07mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.18mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	5d	1	1.19mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	1.20mi

Listing history 28 events

1. 2026-06-22
   days on market $315,000 Active 51 DOM
2. 2026-06-17
   days on market $315,000 Active 47 DOM
3. 2026-06-16
   days on market $315,000 Active 46 DOM
4. 2026-06-15
   days on market $315,000 Active 45 DOM
5. 2026-06-13
   days on market $315,000 Active 43 DOM
6. 2026-06-10
   days on market $315,000 Active 40 DOM
7. 2026-06-09
   days on market $315,000 Active 39 DOM
8. 2026-06-08
   days on market $315,000 Active 38 DOM
9. 2026-06-07
   days on market $315,000 Active 37 DOM
10. 2026-06-03
    days on market $315,000 Active 33 DOM
11. 2026-06-02
    days on market $315,000 Active 32 DOM
12. 2026-06-01
    days on market $315,000 Active 31 DOM
13. 2026-05-31
    days on market $315,000 Active 30 DOM
14. 2026-04-29
    listed $315,000 Active
15. 2026-03-15
    historical
16. 2026-01-08
    listed $314,999 Active
17. 2026-01-05
    historical
18. 2025-12-26
    price $314,999
19. 2025-09-26
    historical
20. 2025-09-17
    listed $329,900 Active
21. 2025-07-25
    listed $335,000 Active
22. 2023-11-10
    soldstatus $16,500 Closed
23. 2023-11-06
    soldstatus $16,500
24. 2023-10-14
    status Pending
25. 2023-10-11
    status Active
26. 2023-09-27
    status Pending
27. 2023-09-24
    listed $17,500 Active
28. 2023-08-28
    soldstatus $6,000

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,816/yr (+$151/mo · 227.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,250
• − Mortgage interest: −$17,645
• − Property taxes: −$798
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$9,164
• Taxable loss: −$8,812
• Est. tax savings @ 24.0%: +$2,115
• After-tax cash flow: $-923/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

+5150.0% since first listed

15 events — show timeline

• 2026-04-29 Listed $315,000 FORTMLS
• 2026-03-15 Listing Removed — NAPLESMLS
• 2026-01-08 Listed $314,999 NAPLESMLS
• 2026-01-05 Listing Removed — NAPLESMLS
• 2025-12-26 Price Changed $314,999 NAPLESMLS
• 2025-09-26 Listing Removed — MARMLS
• 2025-09-17 Listed $329,900 NAPLESMLS
• 2025-07-25 Listed $335,000 MARMLS
• 2023-11-10 Sold (MLS) $16,500 FORTMLS
• 2023-11-06 Sold (Public Records) $16,500 Public Records
• 2023-10-14 Pending — FORTMLS
• 2023-10-11 Relisted — FORTMLS
• 2023-09-27 Pending — FORTMLS
• 2023-09-24 Listed $17,500 FORTMLS
• 2023-08-28 Sold (Public Records) $6,000 Public Records

Property tax history

+58.0%/yr

Latest (2025): $798 · +103.3% YoY. Source: county tax records.