Edison Plan · Lehigh Acres, FL 33974

$328,999

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 190 Days on market

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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

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other:
• Financial info: List price $328,999
• HOA & community:

Exterior

• Parking: Detached or attached 2-car garage (2 parking spaces total)
• Security:
• Utilities:
• Home design: New construction plan named Edison; Single-family plan
• Construction:
• Exterior features:

Interior

• Kitchen:
• Bedrooms: 5 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling:
• Interior features: Open living area
• Laundry & utility:

🏗️ New construction. The $328,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $348,480.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-401 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (22.8% below list).
• Recommended offer: $254k (22.8% 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; 23 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 42% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

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 $254,079 (22.8% 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 190 days. Have you received any prior offers? Is the seller open to a 23% 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: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $348,480
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19755 Garden Ridge Ct	0.30mi	5/2.5	2,112 (0%)	11mo	$270,000	$128	77
11926 Savanna Lakes Blvd	0.41mi	4/3.0 (-1)	2,174 (+3%)	1mo	$305,000	$140	68
11893 Savanna Lakes Blvd	0.49mi	4/3.0 (-1)	2,174 (+3%)	2mo	$299,000	$138	64
12462 Amber Waves Rd	0.03mi	4/2.0 (-1)	1,941 (-8%)	18mo	$350,000	$180	63
19783 Garden Ridge Ct	0.23mi	4/2.5 (-1)	1,871 (-11%)	17mo	$320,000	$171	51
19786 Lavender Field Ct	0.22mi	4/2.0 (-1)	1,824 (-14%)	13mo	$301,000	$165	49
12221 Sydney Ct	0.29mi	4/2.0 (-1)	1,824 (-14%)	10mo	$276,097	$151	49
20081 Green Pastures Rd	0.32mi	4/2.5 (-1)	1,870 (-12%)	19mo	$345,298	$185	45
387 Martineau Cir Unit 118-22	0.74mi	4/2.0 (-1)	1,969 (-7%)	7mo	$300,000	$152	42
437 Piper Ave	0.74mi	4/2.0 (-1)	1,824 (-14%)	17mo	$324,900	$178	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

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: $156,841
• Equity at exit: $313,938

10-year hold

• IRR: 17.7%
• Equity multiple: 5.80×
• Total profit: $468,701
• Equity at exit: $677,020

Cash invested: $97,574 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,827
• Tax est. 1.5%: −$436 /mo · $5,227/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-401

Break-even live

Break-even rent $3,048

Max offer price $290,448

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-281	+0% $-401	+5% $-521	+10% $-642
Rent	-10% $-602	-5% $-501	+0% $-401	+5% $-301	+10% $-200
Rate	-1.0pp $-226	-0.5pp $-312	base $-401	+0.5pp $-491	+1.0pp $-583

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: $87,120
• Closing costs: $10,454
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	25d	1	0.07mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	21d	1	0.07mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	17d	1	0.11mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	0.11mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	25d	1	0.19mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	25d	1	0.23mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	0.24mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	25d	1	0.26mi
19972 Green Pasture Rd Lehigh Acres, FL	5.0	2.5	2959	$3,000	$1.01	23d	1	0.28mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.31mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	23d	1	0.48mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	5d	1	0.74mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.81mi
19525 Fairhill Ct Lehigh Acres, FL	6.0	3.0	2463	$2,499	$1.01	25d	1	0.87mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	12d	1	0.88mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	25d	1	0.89mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	0.92mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	17d	1	0.97mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	1.03mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	25d	1	1.09mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.10mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.16mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	25d	1	1.41mi

Listing history 9 events

1. 2026-06-22
   days on market $328,999 Active 190 DOM
2. 2026-06-17
   days on market $328,999 Active 186 DOM
3. 2026-06-16
   days on market $328,999 Active 185 DOM
4. 2026-06-16
   days on market $328,999 Active 184 DOM
5. 2026-06-13
   days on market $328,999 Active 182 DOM
6. 2026-06-09
   days on market $328,999 Active 178 DOM
7. 2026-06-07
   days on market $328,999 Active 176 DOM
8. 2026-06-01
   days on market $328,999 Active 170 DOM
9. 2026-06-01
   days on market $328,999 Active 169 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $30,489
• − Mortgage interest: −$19,520
• − Property taxes: −$5,227
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − Depreciation: −$10,138
• Taxable loss: −$11,016
• Est. tax savings @ 24.0%: +$2,644
• After-tax cash flow: $-2,169/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