915 Mayfield Ave S · Lehigh Acres, FL 33974

$279,900

3 bd · 2.0 ba · 1,358 sqft · Land · 137 Days on market

Built 2026 ↓ 7% since listing

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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 +7.8/30.0
• 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 MLS

Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

Key facts

• Generous lot
• Bright living spaces
• Practical kitchen

Tags

• WELL-KEPT HOME
• BRIGHT LIVING SPACES
• PRACTICAL KITCHEN
• GENEROUS LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with automatic door opener
• Security: High impact / security doors
• Utilities: Well water; Septic tank
• Home design: Single-story home; New construction; West-facing
• Construction: Block construction; Shingle roof
• Exterior features: Security / high impact doors; Lot less than quarter acre; Faces west

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (26.8% below list).
• Recommended offer: $205k (26.8% 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+, 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $204,774 (26.8% 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 137 days. Have you received any prior offers? Is the seller open to a 27% 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: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.4

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: 20.0%
• Equity multiple: 2.61×
• Total profit: $126,306
• Equity at exit: $252,156

10-year hold

• IRR: 17.7%
• Equity multiple: 5.81×
• Total profit: $377,123
• Equity at exit: $543,784

Cash invested: $78,372 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-317

Break-even live

Break-even rent $2,449

Max offer price $234,086

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-220	+0% $-317	+5% $-413	+10% $-510
Rent	-10% $-478	-5% $-397	+0% $-317	+5% $-236	+10% $-155
Rate	-1.0pp $-176	-0.5pp $-245	base $-317	+0.5pp $-389	+1.0pp $-463

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	12d	1	0.22mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	3d	1	0.22mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	0.55mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	4d	1	0.61mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.69mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.73mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.79mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.92mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	1.07mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	1.09mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	1.14mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	1.17mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	1.21mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	1.22mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.22mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	17d	1	1.22mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	4d	1	1.23mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.23mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	1.24mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	1.24mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	1.25mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	1.31mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	1.34mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	4d	1	1.36mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.42mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	12d	1	1.42mi

Listing history 8 events

1. 2026-05-04
   status Pending 709-char remark

   Show marketing remark (709 chars)

   Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

2. 2026-05-04
   status Pending

   Show marketing remark (709 chars)

   Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

3. 2026-04-01
   price $279,900 709-char remark

   Show marketing remark (709 chars)

   Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

4. 2026-04-01
   price $279,900

   Show marketing remark (709 chars)

   Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

5. 2026-02-07
   price $289,900
6. 2026-02-05
   price $289,900 709-char remark

   Show marketing remark (709 chars)

   Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

7. 2025-12-18
   listed $299,900 Active
8. 2025-12-12
   listed $299,900 Active 709-char remark

   Show marketing remark (709 chars)

   Great Deal in Lehigh Acres! Don’t miss this amazing opportunity to own a well-kept home in one of the fastest-growing areas of Lehigh Acres. This charming property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or investors. The home provides bright living spaces, a practical kitchen with room to customize, and a generous lot ideal for outdoor enjoyment or future improvements. Conveniently located near shopping, schools, restaurants, and major roadways, this property checks all the boxes. Photos are of a similar completed model and are for illustration purposes only. Actual finishes and features may vary.

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $24,573
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$8,143
• Taxable loss: −$8,778
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-1,693/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

-6.7% since first listed

8 events — show timeline

• 2026-05-04 Pending — NAPLESMLS
• 2026-05-04 Pending — MARMLS
• 2026-04-01 Price Changed $279,900 NAPLESMLS
• 2026-04-01 Price Changed $279,900 MARMLS
• 2026-02-07 Price Changed $289,900 MARMLS
• 2026-02-05 Price Changed $289,900 NAPLESMLS
• 2025-12-18 Listed $299,900 MARMLS
• 2025-12-12 Listed $299,900 NAPLESMLS

Property tax history

+18.2%/yr

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