1144 Ecstasy St E · Lehigh Acres, FL 33974

$334,900

3 bd · 2.0 ba · 1,536 sqft · Land · 58 Days on market

Built 2026 10,001 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
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

Key facts

• Quartz countertops
• New construction
• Gourmet kitchen

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Property type: Residential; Lot is regular with wooded area view; Lot dimensions approx. 80 x 125 (total area 0.2296 acres); Zoning: RS-1; Irrigation: Well; New construction
• HOA & community: No HOA maintenance; Community amenities listed as guest room and internet access; Community type: See remarks

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant windows and doors
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single family residence; 1 story (ranch); East rear exposure
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 2026
• Exterior features: Patio; Impact resistant windows and doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Pantry; Smoke detectors; Dining area (living); Guest bath; Guest room; Laundry in residence; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-701 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (39.0% below list).
• Recommended offer: $204k (39.0% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $36k of equity ($2k loan paydown + $33k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $21k; list at $335k implies a 1495% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $204,284 (39.0% 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 58 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.97%
• DSCR: 0.60
• GRM: 13.7

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: 17.3%
• Equity multiple: 2.41×
• Total profit: $131,819
• Equity at exit: $301,704

10-year hold

• IRR: 15.8%
• Equity multiple: 5.40×
• Total profit: $412,617
• Equity at exit: $650,637

Cash invested: $93,772 (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: 13.7×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-701

Break-even live

Break-even rent $2,930

Max offer price $233,526

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-585	+0% $-701	+5% $-816	+10% $-932
Rent	-10% $-862	-5% $-781	+0% $-701	+5% $-620	+10% $-539
Rate	-1.0pp $-532	-0.5pp $-615	base $-701	+0.5pp $-787	+1.0pp $-876

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	25d	1	0.28mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	25d	1	0.31mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	3d	1	0.42mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	13d	1	0.42mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	25d	1	0.47mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	0.53mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	25d	1	0.59mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	4d	1	0.60mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	25d	1	0.61mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	17d	1	0.64mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	5d	1	0.73mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	5d	1	0.81mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	0.87mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	0.96mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	1.03mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	16d	1	1.07mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	25d	1	1.09mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.10mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	3d	1	1.14mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.15mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	25d	1	1.15mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	16d	1	1.23mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.24mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	1.27mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	1.30mi
1270 Bermar St Fort Myers, FL	3.0	2.0	1408	$1,660	$1.18	5d	1	1.42mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	1.42mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	25d	1	1.46mi

Listing history 19 events

1. 2026-06-22
   days on market $334,900 Active 58 DOM
2. 2026-06-17
   days on market $334,900 Active 54 DOM
3. 2026-06-16
   days on market $334,900 Active 53 DOM
4. 2026-06-15
   days on market $334,900 Active 52 DOM
5. 2026-06-13
   days on market $334,900 Active 50 DOM
6. 2026-06-10
   days on market $334,900 Active 47 DOM
7. 2026-06-09
   days on market $334,900 Active 46 DOM
8. 2026-06-08
   pricedays on market $334,900 Active 45 DOM
9. 2026-06-07
   days on market $344,900 Active 44 DOM
10. 2026-06-03
    days on market $344,900 Active 40 DOM
11. 2026-06-02
    days on market $344,900 Active 39 DOM
12. 2026-06-01
    days on market $344,900 Active 38 DOM
13. 2026-05-31
    days on market $344,900 Active 37 DOM
14. 2026-04-24
    listed $344,900 Active
15. 2024-12-19
    soldstatus $21,000
16. 2024-12-03
    soldstatus $21,000 Closed 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

17. 2024-11-12
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

18. 2024-10-01
    listed $22,900 Active 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

19. 2024-09-25
    soldstatus $11,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,514
• − Mortgage interest: −$18,760
• − Property taxes: −$5,024
• − Insurance: −$1,674
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$9,743
• Taxable loss: −$14,608
• Est. tax savings @ 24.0%: +$3,506
• After-tax cash flow: $-4,901/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

+3035.5% since first listed

6 events — show timeline

• 2026-04-24 Listed $344,900 NAPLESMLS
• 2024-12-19 Sold (Public Records) $21,000 Public Records
• 2024-12-03 Sold (MLS) $21,000 FORTMLS
• 2024-11-12 Pending — FORTMLS
• 2024-10-01 Listed $22,900 FORTMLS
• 2024-09-25 Sold (Public Records) $11,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $442 · +29.0% YoY. Source: county tax records.