1027 Kirkwood St · Lehigh Acres, FL 33974

$349,900

3 bd · 2.5 ba · 1,569 sqft · Land · 201 Days on market

Built 2025 9,918 sqft lot

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Why this score? — see what drove the F 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 +5.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this stunning newly built home, where contemporary style meets everyday comfort. Conveniently located just minutes from Highway 82, popular baseball stadiums, and bustling shopping centers, this spacious residence features 3 bedrooms, 2.5 bathrooms, and a flexible den that’s ideal for a home office or cozy reading nook. Step inside to discover an open-concept living area adorned with sleek finishes and a modern kitchen showcasing high-end appliances. Expansive windows fill the space with natural light, creating a bright and inviting ambiance. Each bedroom offers generous closet space, while the bathrooms boast elegant, modern fixtures and finishes. Nestled in a highly desir

Key facts

• High-end appliances
• Expansive windows
• Modern kitchen

Tags

• OPEN-CONCEPT LIVING AREA
• MODERN KITCHEN
• HIGH-END APPLIANCES
• EXPANSIVE WINDOWS
• GENEROUS CLOSET SPACE
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-796 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (41.3% below list).
• Recommended offer: $205k (41.3% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 201 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 5 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 $22k; list at $350k implies a 1527% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,282 (41.3% 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 201 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.75%
• DSCR: 0.57
• GRM: 14.2

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: 16.8%
• Equity multiple: 2.37×
• Total profit: $133,860
• Equity at exit: $315,218

10-year hold

• IRR: 15.5%
• Equity multiple: 5.32×
• Total profit: $423,370
• Equity at exit: $679,779

Cash invested: $97,972 (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: 14.2×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-796

Break-even live

Break-even rent $3,061

Max offer price $234,667

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	15d	1	0.18mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	0.29mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.33mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	2d	1	0.36mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.39mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	14d	1	0.44mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	23d	1	0.47mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.49mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	23d	1	0.54mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	23d	1	0.60mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	23d	1	0.81mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	23d	1	0.87mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	23d	1	0.88mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.89mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	0.91mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	14d	1	0.95mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	14d	1	1.01mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	1d	1	1.12mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	1.12mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	23d	1	1.16mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	1.18mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	1d	1	1.25mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	23d	1	1.29mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	1.31mi
1270 Bermar St Fort Myers, FL	3.0	2.0	1408	$1,660	$1.18	3d	1	1.37mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.40mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.44mi

Listing history 26 events

1. 2026-06-17
   days on market $349,900 Active 201 DOM
2. 2026-06-16
   days on market $349,900 Active 200 DOM
3. 2026-06-16
   days on market $349,900 Active 199 DOM
4. 2026-06-13
   days on market $349,900 Active 197 DOM
5. 2026-06-09
   days on market $349,900 Active 193 DOM
6. 2026-06-07
   days on market $349,900 Active 191 DOM
7. 2026-06-02
   days on market $349,900 Active 186 DOM
8. 2026-06-01
   days on market $349,900 Active 185 DOM
9. 2026-06-01
   days on market $349,900 Active 184 DOM
10. 2026-05-14
    historical
11. 2026-03-17
    listed $349,900 Active
12. 2026-03-07
    price $349,900
13. 2025-11-28
    listed $364,500 Active
14. 2025-10-30
    historical
15. 2025-09-26
    price $369,900
16. 2025-08-20
    price $374,900
17. 2025-04-19
    listed $379,900 Active
18. 2024-06-07
    status Pending
19. 2024-05-21
    soldstatus $21,500 Closed
20. 2024-05-21
    soldstatus $21,500
21. 2024-02-08
    historical
22. 2023-12-26
    listed $24,900 Active
23. 2023-12-17
    listed $24,900 Active
24. 2006-04-27
    soldstatus $30,000
25. 2005-03-31
    soldstatus $23,000
26. 2004-05-18
    soldstatus $17,000

ⓘ 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 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: $24,634
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$10,179
• Taxable loss: −$16,084
• Est. tax savings @ 24.0%: +$3,860
• After-tax cash flow: $-5,696/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

+1958.2% since first listed

17 events — show timeline

• 2026-05-14 Listing Removed — MARMLS
• 2026-03-17 Listed $349,900 MARMLS
• 2026-03-07 Price Changed $349,900 NAPLESMLS
• 2025-11-28 Listed $364,500 NAPLESMLS
• 2025-10-30 Listing Removed — NAPLESMLS
• 2025-09-26 Price Changed $369,900 NAPLESMLS
• 2025-08-20 Price Changed $374,900 NAPLESMLS
• 2025-04-19 Listed $379,900 NAPLESMLS
• 2024-06-07 Pending — FORTMLS
• 2024-05-21 Sold (Public Records) $21,500 Public Records
• 2024-05-21 Sold (MLS) $21,500 FORTMLS
• 2024-02-08 Listing Removed — FORTMLS
• 2023-12-26 Listed $24,900 FORTMLS
• 2023-12-17 Listed $24,900 FORTMLS
• 2006-04-27 Sold (Public Records) $30,000 Public Records
• 2005-03-31 Sold (Public Records) $23,000 Public Records
• 2004-05-18 Sold (Public Records) $17,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $442 · +29.2% YoY. Source: county tax records.