569 Aspen Ave S · Lehigh Acres, FL 33974

$258,000

3 bd · 2.0 ba · 1,250 sqft · Land · 19 Days on market

Built 2026 10,476 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Nice sized lot in a PRIME area in Lehigh Acres, perfect for investors, builders, developers and those looking to build their forever dream home. Bonus: there are no AirBnB restrictions & this parcel is not in a flood zone! Francais parle, Deutsch gesprochen.

Key facts

• Modern appliances
• Large backyard
• 0.24 acre lot

Tags

• IMPACT WINDOWS AND DOORS
• MODERN APPLIANCES
• LARGE BACKYARD

Property features AI

Finance

• Other: Zoning: RS-1; Lot is regular-shaped (approx. 0.2405 acres); Paved lot frontage; lot dimensions available from property appraiser
• HOA & community: No HOA maintenance or amenities; Non-gated community

Exterior

• Parking: Attached garage (1 car); Driveway with 2+ spaces
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single-family residence; 1-story ranch; Rear exposure faces west; Residential property in Lehigh Acres
• Construction: Concrete block construction; Shingle roof; Built in 2026; Stucco finish; Foundation information not specified
• Exterior features: Room for pool; Impact resistant windows and doors; Stucco exterior; Paved road access; Landscaped area view; Well for irrigation

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; First-floor primary bedroom; Split bedroom floor plan
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; Coffered ceiling; Smoke detectors; Dining area open to living; Laundry in garage; Unfurnished
• Laundry & utility: Washer/dryer hookup; Laundry located in garage; Automatic garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $258k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (24.1% below list).
• Recommended offer: $196k (24.1% 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; 40 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 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 $28k 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 19 days — a 2% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $22k; list at $258k implies a 1100% 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 $195,746 (24.1% 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 11.0

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: 20.6%
• Equity multiple: 2.66×
• Total profit: $119,738
• Equity at exit: $232,427

10-year hold

• IRR: 18.2%
• Equity multiple: 5.90×
• Total profit: $354,246
• Equity at exit: $501,237

Cash invested: $72,240 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-237

Break-even live

Break-even rent $2,257

Max offer price $223,766

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	23d	1	0.21mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	2d	1	0.38mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	0.48mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	0.48mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	1d	1	0.54mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	19d	1	0.54mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	23d	1	0.62mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	1d	1	0.62mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	23d	1	0.69mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	15d	1	0.69mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	23d	1	0.73mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	0.73mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	0.74mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.80mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	0.82mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	2d	1	0.84mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	23d	1	0.84mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	10d	1	0.85mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.86mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	1d	1	0.87mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	23d	1	0.88mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	23d	1	0.89mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	2d	1	0.91mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	0.95mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	21d	1	0.95mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	3d	1	0.95mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	23d	1	0.97mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.98mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	13d	1	1.00mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.03mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	23d	1	1.04mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.15mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	1d	1	1.15mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.19mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	1.19mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	15d	1	1.20mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	23d	1	1.20mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.21mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	2d	1	1.22mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.22mi

Listing history 17 events

1. 2026-06-08
   statusdays on market $258,000 Pending 19 DOM
2. 2026-06-07
   days on market $258,000 Active 18 DOM
3. 2026-06-03
   days on market $258,000 Active 14 DOM
4. 2026-06-02
   pricedays on market $258,000 Active 13 DOM
5. 2026-06-01
   days on market $262,000 Active 12 DOM
6. 2026-05-31
   days on market $262,000 Active 11 DOM
7. 2026-05-20
   listed $262,000 Active
8. 2024-09-20
   soldstatus $21,500
9. 2024-09-17
   soldstatus $21,500 Sold 264-char remark

   Show marketing remark (264 chars)

   Nice sized lot in a PRIME area in Lehigh Acres, perfect for investors, builders, developers and those looking to build their forever dream home. Bonus: there are no AirBnB restrictions & this parcel is not in a flood zone! Francais parle, Deutsch gesprochen.

10. 2024-08-23
    status Pending With Contingencies 264-char remark

    Show marketing remark (264 chars)

    Nice sized lot in a PRIME area in Lehigh Acres, perfect for investors, builders, developers and those looking to build their forever dream home. Bonus: there are no AirBnB restrictions & this parcel is not in a flood zone! Francais parle, Deutsch gesprochen.

11. 2024-07-26
    listed $22,500 Active 264-char remark

    Show marketing remark (264 chars)

    Nice sized lot in a PRIME area in Lehigh Acres, perfect for investors, builders, developers and those looking to build their forever dream home. Bonus: there are no AirBnB restrictions & this parcel is not in a flood zone! Francais parle, Deutsch gesprochen.

12. 2016-07-15
    soldstatus $5,000
13. 2011-08-17
    soldstatus $24,000
14. 2011-01-14
    soldstatus $22,000
15. 2010-11-08
    soldstatus $17,500
16. 2004-11-17
    soldstatus $20,500
17. 2004-09-30
    soldstatus $28,500

ⓘ 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 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: $23,490
• − Mortgage interest: −$14,452
• − Property taxes: −$3,870
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$7,505
• Taxable loss: −$7,386
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-1,066/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

+819.3% since first listed

11 events — show timeline

• 2026-05-20 Listed $262,000 NAPLESMLS
• 2024-09-20 Sold (Public Records) $21,500 Public Records
• 2024-09-17 Sold (MLS) $21,500 BEARMLS
• 2024-08-23 Pending — BEARMLS
• 2024-07-26 Listed $22,500 BEARMLS
• 2016-07-15 Sold (Public Records) $5,000 Public Records
• 2011-08-17 Sold (Public Records) $24,000 Public Records
• 2011-01-14 Sold (Public Records) $22,000 Public Records
• 2010-11-08 Sold (Public Records) $17,500 Public Records
• 2004-11-17 Sold (Public Records) $20,500 Public Records
• 2004-09-30 Sold (Public Records) $28,500 Public Records

Property tax history

+19.1%/yr

Latest (2025): $444 · +27.9% YoY. Source: county tax records.