1128 Helen Ave S · Lehigh Acres, FL 33974

$260,000

3 bd · 3.0 ba · 1,057 sqft · Land · 111 Days on market

Built 2025 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

INVEST or FIND THE PERFECT PLACE FOR YOUR NEW HOME, in this CORNER LOT. It is a growth area in Lehigh Acres. In a relaxed and quiet atmosphere. With easy and quick access to SR 82, which connects to Sunshine Blvd S and Daniels Pkwy. Not in flood zone. Don't miss this opportunity.

Key facts

• Canal view
• Third bathroom
• Newer construction

Tags

• CORNER LOT
• CANAL VIEW
• THIRD BATHROOM
• PRIVATE ENTRANCE
• NEWER CONSTRUCTION
• NO HOA

Property features AI

Finance

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

Exterior

• Parking: Attached garage (1 covered space)
• Security: Security/high-impact doors
• Utilities: Septic tank; Private well; Cable not available
• Home design: Single-story; Entry level: 1; Faces east; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high-impact doors; Rectangular lot; West exposure; Public maintained road; Has view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Display windows; Impact glass; Kitchen island; Living/dining room; Separate shower; Shower only; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (26.9% below list).
• Recommended offer: $190k (26.9% 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $260k implies a 1056% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,124 (26.9% 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 111 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 11.4

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: 20.0%
• Equity multiple: 2.61×
• Total profit: $117,282
• Equity at exit: $234,229

10-year hold

• IRR: 17.7%
• Equity multiple: 5.81×
• Total profit: $350,224
• Equity at exit: $505,123

Cash invested: $72,800 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-295

Break-even live

Break-even rent $2,274

Max offer price $217,339

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-205	+0% $-295	+5% $-385	+10% $-475
Rent	-10% $-445	-5% $-370	+0% $-295	+5% $-220	+10% $-145
Rate	-1.0pp $-164	-0.5pp $-229	base $-295	+0.5pp $-362	+1.0pp $-431

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	0.42mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	3d	1	0.58mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	24d	1	0.61mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	24d	1	0.64mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.65mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	15d	1	0.70mi
1270 Bermar St Fort Myers, FL	3.0	2.0	1408	$1,660	$1.18	4d	1	0.72mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.96mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	16d	1	0.99mi
1129 Graystone Ave Lehigh Acres, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	1.26mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	15d	1	1.38mi

Listing history 14 events

1. 2026-05-25
   status Pending
2. 2026-05-14
   price $260,000
3. 2026-04-01
   price $265,000
4. 2026-02-19
   price $274,000
5. 2026-02-03
   listed $279,000 Active
6. 2025-03-04
   soldstatus $22,500
7. 2025-03-03
   soldstatus $22,500 Closed 280-char remark

   Show marketing remark (280 chars)

   INVEST or FIND THE PERFECT PLACE FOR YOUR NEW HOME, in this CORNER LOT. It is a growth area in Lehigh Acres. In a relaxed and quiet atmosphere. With easy and quick access to SR 82, which connects to Sunshine Blvd S and Daniels Pkwy. Not in flood zone. Don't miss this opportunity.

8. 2025-02-14
   status Pending 280-char remark

   Show marketing remark (280 chars)

   INVEST or FIND THE PERFECT PLACE FOR YOUR NEW HOME, in this CORNER LOT. It is a growth area in Lehigh Acres. In a relaxed and quiet atmosphere. With easy and quick access to SR 82, which connects to Sunshine Blvd S and Daniels Pkwy. Not in flood zone. Don't miss this opportunity.

9. 2025-02-07
   price $23,000 280-char remark

   Show marketing remark (280 chars)

   INVEST or FIND THE PERFECT PLACE FOR YOUR NEW HOME, in this CORNER LOT. It is a growth area in Lehigh Acres. In a relaxed and quiet atmosphere. With easy and quick access to SR 82, which connects to Sunshine Blvd S and Daniels Pkwy. Not in flood zone. Don't miss this opportunity.

10. 2025-02-05
    listed $22,000 Active 280-char remark

    Show marketing remark (280 chars)

    INVEST or FIND THE PERFECT PLACE FOR YOUR NEW HOME, in this CORNER LOT. It is a growth area in Lehigh Acres. In a relaxed and quiet atmosphere. With easy and quick access to SR 82, which connects to Sunshine Blvd S and Daniels Pkwy. Not in flood zone. Don't miss this opportunity.

11. 2024-05-03
    soldstatus $18,000
12. 2024-04-30
    soldstatus $18,000 Closed 333-char remark

    Show marketing remark (333 chars)

    Great investment opportunity or build your home! Located in the Lehigh Acres neighborhood, this vacant land is zoned for residential use. Lehigh Acres is one of the fastest growing areas in Southwest Florida and offers all of the conveniences of Florida life. No homeowners association. Build when you are ready, no time restriction.

13. 2024-03-19
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Great investment opportunity or build your home! Located in the Lehigh Acres neighborhood, this vacant land is zoned for residential use. Lehigh Acres is one of the fastest growing areas in Southwest Florida and offers all of the conveniences of Florida life. No homeowners association. Build when you are ready, no time restriction.

14. 2023-12-01
    listed $25,000 Active 333-char remark

    Show marketing remark (333 chars)

    Great investment opportunity or build your home! Located in the Lehigh Acres neighborhood, this vacant land is zoned for residential use. Lehigh Acres is one of the fastest growing areas in Southwest Florida and offers all of the conveniences of Florida life. No homeowners association. Build when you are ready, no time restriction.

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $22,815
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$7,564
• Taxable loss: −$8,163
• Est. tax savings @ 24.0%: +$1,959
• After-tax cash flow: $-1,579/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

+940.0% since first listed

14 events — show timeline

• 2026-05-25 Pending — FORTMLS
• 2026-05-14 Price Changed $260,000 FORTMLS
• 2026-04-01 Price Changed $265,000 FORTMLS
• 2026-02-19 Price Changed $274,000 FORTMLS
• 2026-02-03 Listed $279,000 FORTMLS
• 2025-03-04 Sold (Public Records) $22,500 Public Records
• 2025-03-03 Sold (MLS) $22,500 FORTMLS
• 2025-02-14 Pending — FORTMLS
• 2025-02-07 Price Changed $23,000 FORTMLS
• 2025-02-05 Listed $22,000 FORTMLS
• 2024-05-03 Sold (Public Records) $18,000 Public Records
• 2024-04-30 Sold (MLS) $18,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-01 Listed $25,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.1%/yr

Latest (2025): $447 · +26.3% YoY. Source: county tax records.