731 Ferndale Ave S · Lehigh Acres, FL 33974

$255,000

3 bd · 3.0 ba · 1,057 sqft · Land · 31 Days on market

Built 2026 10,881 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
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks

Great LOCATION !!! . Wonderfull new construction property at outstanding value. From the moment you step on the property you will notice the great craftsmanship. Open layout with attention to details and elegance. This property truly depicts the Florida lifestyle filled with sunshine and good vibes. Home is a 3 bedroom and 3 bathroom. Property is loaded with upgrades including :Impact Resistance glass doors and windows, 32"x32" porcelain tile through , wood cabinets with soft close, Quartz countertops, high-end lighting, multi color brick paved driveway, electric garage door opener, tall wooden base boards, 8-foot doors throughout. Schedule your private tour today.

Key facts

• Quartz countertops
• High-end lighting
• New construction

Tags

• NEW CONSTRUCTION
• OPEN LAYOUT
• IMPACT RESISTANCE GLASS DOORS
• PORCELAIN TILE
• QUARTZ COUNTERTOPS
• HIGH-END LIGHTING

Property features AI

Finance

• Financial info: Pets are allowed
• HOA & community: No association fee; Community includes an elevator

Exterior

• Parking: Attached garage; 1 covered garage space (attached)
• Security: Smoke detectors
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story home; New construction; Faces west
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Room for pool; Security/high-impact doors; Rectangular lot; East exposure

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Eat-in kitchen
• Bedrooms: Split bedrooms (single-story)
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Separate showers; shower-only configuration in at least one bath
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Combined living and dining area; Separate shower; Shower-only bathroom; Split bedroom layout; Single-hung windows; Impact-resistant glass; Unfurnished; Tile flooring
• Laundry & utility: Washer; Dryer; Indoor laundry with utility/laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $255k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.5% below list).
• Recommended offer: $198k (22.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $27k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $3k; list at $255k implies a 7869% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,655 (22.5% 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 31 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 10.8

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: 2.69×
• Total profit: $120,330
• Equity at exit: $229,724

10-year hold

• IRR: 18.4%
• Equity multiple: 5.96×
• Total profit: $354,095
• Equity at exit: $495,409

Cash invested: $71,400 (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: 2460
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-201

Break-even live

Break-even rent $2,231

Max offer price $225,948

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	23d	1	0.15mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	19d	1	0.16mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	15d	1	0.47mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	23d	1	0.64mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.84mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	14d	1	1.01mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	14d	1	1.03mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	23d	1	1.06mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	23d	1	1.08mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	1d	1	1.10mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	3d	1	1.11mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	23d	1	1.11mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	23d	1	1.14mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	3d	1	1.22mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	23d	1	1.36mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	19d	1	1.37mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	23d	1	1.37mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.46mi

Listing history 23 events

1. 2026-06-17
   days on market $255,000 Active 31 DOM
2. 2026-06-16
   pricedays on market $255,000 Active 30 DOM
3. 2026-06-15
   days on market $264,000 Active 29 DOM
4. 2026-06-13
   days on market $264,000 Active 27 DOM
5. 2026-06-10
   days on market $264,000 Active 24 DOM
6. 2026-06-09
   days on market $264,000 Active 23 DOM
7. 2026-06-08
   days on market $264,000 Active 22 DOM
8. 2026-06-07
   days on market $264,000 Active 21 DOM
9. 2026-06-03
   days on market $264,000 Active 17 DOM
10. 2026-06-02
    days on market $264,000 Active 16 DOM
11. 2026-06-02
    price $264,000 Active 15 DOM
12. 2026-06-01
    days on market $265,000 Active 15 DOM
13. 2026-05-31
    days on market $265,000 Active 14 DOM
14. 2026-05-17
    listed $265,000 Active
15. 2026-05-13
    historical
16. 2026-05-11
    price $275,000
17. 2026-03-19
    status Active
18. 2026-03-19
    price $280,000
19. 2026-02-13
    historical
20. 2025-12-29
    price $272,000
21. 2025-12-10
    price $280,000
22. 2025-11-07
    listed $290,000 Active
23. 1996-03-18
    soldstatus $3,200

ⓘ 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 ≥108°F today · 29 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: $23,719
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$7,418
• Taxable loss: −$6,879
• Est. tax savings @ 24.0%: +$1,651
• After-tax cash flow: $-758/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

+8181.2% since first listed

10 events — show timeline

• 2026-05-17 Listed $265,000 FORTMLS
• 2026-05-13 Listing Removed — FORTMLS
• 2026-05-11 Price Changed $275,000 FORTMLS
• 2026-03-19 Relisted — FORTMLS
• 2026-03-19 Price Changed $280,000 FORTMLS
• 2026-02-13 Listing Removed — FORTMLS
• 2025-12-29 Price Changed $272,000 FORTMLS
• 2025-12-10 Price Changed $280,000 FORTMLS
• 2025-11-07 Listed $290,000 FORTMLS
• 1996-03-18 Sold (Public Records) $3,200 Public Records

Property tax history

+10.4%/yr

Latest (2025): $388 · +10.3% YoY. Source: county tax records.