921 Martha Ave S · Lehigh Acres, FL 33974

$329,999

3 bd · 2.0 ba · 1,619 sqft · Land · 33 Days on market

Built 2026 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
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Welcome to an extraordinary opportunity at 921 Martha Ave, Lehigh Acres, FL 33974. This expansive residential lot is a canvas for your dreams, offering a perfect blend of tranquility and convenience. Nestled in the heart of Lehigh Acres, this parcel enjoys the charm of a peaceful neighborhood while maintaining easy access to schools, parks, and major thoroughfares. Zone for residential use, this property opens the door to a myriad of possibilities, from creating a private sanctuary to building an investment property with excellent rental potential. Seize this chance to turn aspirations into reality. Contact Fay Gu, your trusted local real estate expert, to explore the full potential of 921 Martha Ave. Don't miss out on this chance to secure your slice of Lehigh Acres living.

Key facts

• New construction
• Flex space
• Oversized kitchen

Tags

• NEW CONSTRUCTION
• CORNER-LOT
• FLEX SPACE
• OVERSIZED KITCHEN
• OPEN-CONCEPT LAYOUT
• COVERED LANAI

Property features AI

Finance

• Other: Lot dimensions per survey (frontage 91', sides 126', back 91'); Total lot area listed as 2319 (units as provided); Approximate living area listed as 1619 (units as provided)
• HOA & community: No HOA maintenance; Community amenities: see remarks; Community type: see remarks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family home; Contemporary style; One-story; Built in 2026; Located in Lehigh Acres
• Construction: Concrete block construction
• Exterior features: Brick exterior; Shingle roof; Impact resistant windows and doors; Well for irrigation; Regular lot; Rear exposure faces east

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms plus a den
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Walk-in closet; Split bedroom floor plan; Dining area combined with living; Den (study); Open porch/lanai; Unfurnished
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-669 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (38.2% below list).
• Recommended offer: $204k (38.2% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $35k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 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 $20k; list at $330k implies a 1592% 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 $204,027 (38.2% 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 33 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 13.5

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: 17.5%
• Equity multiple: 2.42×
• Total profit: $131,186
• Equity at exit: $297,289

10-year hold

• IRR: 16.0%
• Equity multiple: 5.43×
• Total profit: $409,169
• Equity at exit: $641,115

Cash invested: $92,400 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-669

Break-even live

Break-even rent $2,887

Max offer price $233,232

Occupancy floor —

Sensitivity live

Price	-10% $-441	-5% $-555	+0% $-669	+5% $-783	+10% $-897
Rent	-10% $-830	-5% $-749	+0% $-669	+5% $-588	+10% $-508
Rate	-1.0pp $-503	-0.5pp $-585	base $-669	+0.5pp $-754	+1.0pp $-841

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	5d	1	0.25mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	3d	1	0.29mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	13d	1	0.29mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	0.38mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	25d	1	0.46mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.66mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	25d	1	0.72mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	3d	1	0.74mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	0.78mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	0.80mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	0.84mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	0.86mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	17d	1	0.90mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	25d	1	0.95mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	0.96mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.98mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	5d	1	1.00mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	1.01mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	25d	1	1.05mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	4d	1	1.05mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	12d	1	1.05mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	25d	1	1.05mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	1.07mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	1.13mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	1.16mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.19mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	1.19mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	1.22mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	16d	1	1.24mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	1.27mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	16d	1	1.28mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	25d	1	1.32mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.41mi

Listing history 20 events

1. 2026-06-22
   days on market $329,999 Active 33 DOM
2. 2026-06-17
   days on market $329,999 Active 29 DOM
3. 2026-06-16
   days on market $329,999 Active 28 DOM
4. 2026-06-15
   days on market $329,999 Active 27 DOM
5. 2026-06-13
   days on market $329,999 Active 25 DOM
6. 2026-06-10
   days on market $329,999 Active 22 DOM
7. 2026-06-09
   days on market $329,999 Active 21 DOM
8. 2026-06-08
   days on market $329,999 Active 20 DOM
9. 2026-06-07
   days on market $329,999 Active 19 DOM
10. 2026-06-03
    days on market $329,999 Active 15 DOM
11. 2026-06-02
    days on market $329,999 Active 14 DOM
12. 2026-06-01
    days on market $329,999 Active 13 DOM
13. 2026-05-31
    days on market $329,999 Active 12 DOM
14. 2026-05-19
    listed $329,999 Active
15. 2024-02-19
    soldstatus $19,500
16. 2024-02-02
    soldstatus $19,500 Closed 785-char remark

    Show marketing remark (785 chars)

    Welcome to an extraordinary opportunity at 921 Martha Ave, Lehigh Acres, FL 33974. This expansive residential lot is a canvas for your dreams, offering a perfect blend of tranquility and convenience. Nestled in the heart of Lehigh Acres, this parcel enjoys the charm of a peaceful neighborhood while maintaining easy access to schools, parks, and major thoroughfares. Zone for residential use, this property opens the door to a myriad of possibilities, from creating a private sanctuary to building an investment property with excellent rental potential. Seize this chance to turn aspirations into reality. Contact Fay Gu, your trusted local real estate expert, to explore the full potential of 921 Martha Ave. Don't miss out on this chance to secure your slice of Lehigh Acres living.

17. 2024-01-19
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Welcome to an extraordinary opportunity at 921 Martha Ave, Lehigh Acres, FL 33974. This expansive residential lot is a canvas for your dreams, offering a perfect blend of tranquility and convenience. Nestled in the heart of Lehigh Acres, this parcel enjoys the charm of a peaceful neighborhood while maintaining easy access to schools, parks, and major thoroughfares. Zone for residential use, this property opens the door to a myriad of possibilities, from creating a private sanctuary to building an investment property with excellent rental potential. Seize this chance to turn aspirations into reality. Contact Fay Gu, your trusted local real estate expert, to explore the full potential of 921 Martha Ave. Don't miss out on this chance to secure your slice of Lehigh Acres living.

18. 2023-11-22
    price $22,000 785-char remark

    Show marketing remark (785 chars)

    Welcome to an extraordinary opportunity at 921 Martha Ave, Lehigh Acres, FL 33974. This expansive residential lot is a canvas for your dreams, offering a perfect blend of tranquility and convenience. Nestled in the heart of Lehigh Acres, this parcel enjoys the charm of a peaceful neighborhood while maintaining easy access to schools, parks, and major thoroughfares. Zone for residential use, this property opens the door to a myriad of possibilities, from creating a private sanctuary to building an investment property with excellent rental potential. Seize this chance to turn aspirations into reality. Contact Fay Gu, your trusted local real estate expert, to explore the full potential of 921 Martha Ave. Don't miss out on this chance to secure your slice of Lehigh Acres living.

19. 2023-11-08
    listed $20,000 Active 785-char remark

    Show marketing remark (785 chars)

    Welcome to an extraordinary opportunity at 921 Martha Ave, Lehigh Acres, FL 33974. This expansive residential lot is a canvas for your dreams, offering a perfect blend of tranquility and convenience. Nestled in the heart of Lehigh Acres, this parcel enjoys the charm of a peaceful neighborhood while maintaining easy access to schools, parks, and major thoroughfares. Zone for residential use, this property opens the door to a myriad of possibilities, from creating a private sanctuary to building an investment property with excellent rental potential. Seize this chance to turn aspirations into reality. Contact Fay Gu, your trusted local real estate expert, to explore the full potential of 921 Martha Ave. Don't miss out on this chance to secure your slice of Lehigh Acres living.

20. 2003-06-04
    soldstatus $9,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,483
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$9,600
• Taxable loss: −$14,119
• Est. tax savings @ 24.0%: +$3,389
• After-tax cash flow: $-4,636/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

+3566.7% since first listed

7 events — show timeline

• 2026-05-19 Listed $329,999 NAPLESMLS
• 2024-02-19 Sold (Public Records) $19,500 Public Records
• 2024-02-02 Sold (MLS) $19,500 FORTMLS
• 2024-01-19 Pending — FORTMLS
• 2023-11-22 Price Changed $22,000 FORTMLS
• 2023-11-08 Listed $20,000 FORTMLS
• 2003-06-04 Sold (Public Records) $9,000 Public Records

Property tax history

+18.0%/yr

Latest (2025): $447 · +26.1% YoY. Source: county tax records.