448 Rayneta St · Lehigh Acres, FL 33974

$319,900

3 bd · 2.5 ba · 1,628 sqft · Land · 21 Days on market

Built 2025 0.25 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Rent growth +1.3/5.0

Listing remarks

Don't miss this unique opportunity to own a spacious, brand-new 3-bedroom, 2.5-bathroom home with a den in Lehigh Acres. This beautifully designed home features an open floor plan that includes a large living area and kitchen island, perfect for entertaining! Home features quartz countertops, white soft-close shaker cabinets, stainless steel appliances, impact windows, sprinkler system, and a double car garage. The master suite is a true retreat, featuring two oversized walk-in closets and a bathroom with dual vanities and a walk-in shower. Additional highlights of this home include vinyl flooring, a 65-inch living room fan, kitchen pendant lights, and energy-efficient LED lighting througho

Key facts

• Open floor plan
• Quartz countertops
• Kitchen island

Tags

• OPEN FLOOR PLAN
• KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IMPACT WINDOWS
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (36.4% below list).
• Recommended offer: $203k (36.4% 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+, 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 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 $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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $8k; list at $320k implies a 4001% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,424 (36.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 13.1

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: 21.0%
• Equity multiple: 2.68×
• Total profit: $150,843
• Equity at exit: $288,191

10-year hold

• IRR: 18.5%
• Equity multiple: 5.99×
• Total profit: $446,752
• Equity at exit: $621,495

Cash invested: $89,572 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-271

Break-even live

Break-even rent $2,377

Max offer price $272,063

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-180	+0% $-271	+5% $-361	+10% $-452
Rent	-10% $-432	-5% $-351	+0% $-271	+5% $-190	+10% $-110
Rate	-1.0pp $-110	-0.5pp $-189	base $-271	+0.5pp $-354	+1.0pp $-438

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	5d	1	0.09mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	5d	1	0.12mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	0.14mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.20mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	25d	1	0.21mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	5d	1	0.27mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	25d	1	0.28mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	5d	1	0.28mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	25d	1	0.30mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	0.30mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	21d	1	0.37mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	5d	1	0.38mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	23d	1	0.39mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	0.39mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	0.39mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	15d	1	0.40mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	25d	1	0.41mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	25d	1	0.41mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	25d	1	0.46mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	17d	1	0.48mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	25d	1	0.54mi
363 Grant Blvd Lehigh Acres, FL	3.0	2.0	1158	$1,700	$1.47	25d	1	0.54mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	17d	1	0.56mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	25d	1	0.59mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	17d	1	0.59mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	25d	1	0.62mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	25d	1	0.64mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	21d	1	0.65mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	25d	1	0.68mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	25d	1	0.68mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	17d	1	0.73mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	0.74mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	25d	1	0.75mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	16d	1	0.76mi
10738 Cocoatree Ct Lehigh Acres, FL	3.0	2.0	1220	$1,600	$1.31	3d	1	0.76mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	25d	1	0.78mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	25d	1	0.79mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	0.79mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	25d	1	0.81mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	25d	1	0.81mi

Listing history 21 events

1. 2026-03-16
   status Pending
2. 2026-02-23
   listed $319,900 Active
3. 2026-01-27
   historical
4. 2025-12-11
   price $329,900
5. 2025-10-17
   price $334,900
6. 2025-09-15
   listed $339,000 Active
7. 2024-06-26
   historical
8. 2024-06-26
   historical
9. 2023-11-28
   price $373,950
10. 2023-11-28
    price $373,950
11. 2023-04-06
    price $369,000
12. 2023-04-04
    price $369,000
13. 2023-01-19
    price $399,500
14. 2023-01-18
    price $399,500
15. 2022-10-03
    listed $389,500 Active
16. 2022-09-26
    listed $389,500 Active
17. 2021-03-16
    soldstatus $7,800
18. 2021-02-26
    soldstatus $7,750 Closed
19. 2021-01-26
    status Pending
20. 2020-11-10
    price $7,750
21. 2020-11-03
    listed $6,700 Active

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $2,655 · $221/mo
• Expected delta: +$1,852/yr (+$154/mo · 230.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $24,411
• − Mortgage interest: −$17,919
• − Property taxes: −$804
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$9,306
• Taxable loss: −$9,123
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-1,060/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

+4674.6% since first listed

21 events — show timeline

• 2026-03-16 Pending — NAPLESMLS
• 2026-02-23 Listed $319,900 NAPLESMLS
• 2026-01-27 Listing Removed — NAPLESMLS
• 2025-12-11 Price Changed $329,900 NAPLESMLS
• 2025-10-17 Price Changed $334,900 NAPLESMLS
• 2025-09-15 Listed $339,000 NAPLESMLS
• 2024-06-26 Listing Removed — MARMLS
• 2024-06-26 Listing Removed — NAPLESMLS
• 2023-11-28 Price Changed $373,950 NAPLESMLS
• 2023-11-28 Price Changed $373,950 MARMLS
• 2023-04-06 Price Changed $369,000 MARMLS
• 2023-04-04 Price Changed $369,000 NAPLESMLS
• 2023-01-19 Price Changed $399,500 MARMLS
• 2023-01-18 Price Changed $399,500 NAPLESMLS
• 2022-10-03 Listed $389,500 NAPLESMLS
• 2022-09-26 Listed $389,500 MARMLS
• 2021-03-16 Sold (Public Records) $7,800 Public Records
• 2021-02-26 Sold (MLS) $7,750 FORTMLS
• 2021-01-26 Pending — FORTMLS
• 2020-11-10 Price Changed $7,750 FORTMLS
• 2020-11-03 Listed $6,700 FORTMLS

Property tax history

+25.2%/yr

Latest (2025): $804 · +98.5% YoY. Source: county tax records.