774 Cashmere Ave · Lehigh Acres, FL 33974

$320,000

3 bd · 2.0 ba · 1,365 sqft · Land · 35 Days on market

Built 2026 10,049 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 MLS

Discover this single-family home lot in the growing community of Lehigh Acres, Florida! This spacious parcel offers a perfect opportunity to build your dream home in a peaceful neighborhood with easy access to schools, shopping, and major roads. Seller has 9 additional lots available, ideal for investors or builders. Bundle deals are welcome if the price makes sense! Don’t miss this great opportunity!

Key facts

• Open-concept
• Modern finishes
• Conveniently located

Tags

• OPEN-CONCEPT
• MODERN FINISHES
• CONVENIENTLY LOCATED
• GROWING COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security / high-impact doors; Rectangular lot; Lot dimensions approximately 80 x 125 (plans); Lot faces north

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Living/dining room; Pantry; Separate shower (shower only)
• Laundry & utility: Washer and dryer included; Laundry located inside; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-719 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (41.0% below list).
• Recommended offer: $189k (41.0% 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+, 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); 2481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 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 $20k; list at $320k implies a 1500% 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 $188,877 (41.0% 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 35 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.63%
• DSCR: 0.57
• GRM: 14.1

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: $122,960
• Equity at exit: $288,281

10-year hold

• IRR: 15.5%
• Equity multiple: 5.33×
• Total profit: $388,270
• Equity at exit: $621,690

Cash invested: $89,600 (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: 2481
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-719

Break-even live

Break-even rent $2,799

Max offer price $215,913

Occupancy floor —

Sensitivity live

Price	-10% $-498	-5% $-609	+0% $-719	+5% $-830	+10% $-940
Rent	-10% $-869	-5% $-794	+0% $-719	+5% $-645	+10% $-570
Rate	-1.0pp $-558	-0.5pp $-638	base $-719	+0.5pp $-802	+1.0pp $-887

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	18d	1	0.17mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	12d	1	0.23mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	26d	1	0.25mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	26d	1	0.25mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	0.31mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	26d	1	0.31mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	26d	1	0.31mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	17d	1	0.32mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	14d	1	0.34mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	0.51mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	26d	1	0.55mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.59mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.59mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.59mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.60mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	26d	1	0.67mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	0.68mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	17d	1	0.72mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	26d	1	0.77mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	0.77mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	26d	1	0.77mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	0.80mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	26d	1	0.81mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	0.82mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	26d	1	0.83mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.88mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	26d	1	0.90mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	5d	1	0.91mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	26d	1	0.92mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	0.93mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	26d	1	0.95mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	4d	1	0.98mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	1.03mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	26d	1	1.03mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	1.13mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	1.15mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.16mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	1.17mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	1.17mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	4d	1	1.18mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $320,000 Pending 35 DOM
2. 2026-06-10
   days on market $320,000 Active 33 DOM
3. 2026-06-09
   days on market $320,000 Active 32 DOM
4. 2026-06-08
   days on market $320,000 Active 31 DOM
5. 2026-06-07
   days on market $320,000 Active 30 DOM
6. 2026-06-03
   days on market $320,000 Active 26 DOM
7. 2026-06-02
   days on market $320,000 Active 25 DOM
8. 2026-06-01
   days on market $320,000 Active 24 DOM
9. 2026-05-31
   days on market $320,000 Active 23 DOM
10. 2026-05-04
    listed $320,000 Active
11. 2025-04-07
    soldstatus $20,000
12. 2025-03-21
    soldstatus $21,000 Closed 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family home lot in the growing community of Lehigh Acres, Florida! This spacious parcel offers a perfect opportunity to build your dream home in a peaceful neighborhood with easy access to schools, shopping, and major roads. Seller has 9 additional lots available, ideal for investors or builders. Bundle deals are welcome if the price makes sense! Don’t miss this great opportunity!

13. 2025-02-27
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family home lot in the growing community of Lehigh Acres, Florida! This spacious parcel offers a perfect opportunity to build your dream home in a peaceful neighborhood with easy access to schools, shopping, and major roads. Seller has 9 additional lots available, ideal for investors or builders. Bundle deals are welcome if the price makes sense! Don’t miss this great opportunity!

14. 2025-02-13
    price $22,000 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family home lot in the growing community of Lehigh Acres, Florida! This spacious parcel offers a perfect opportunity to build your dream home in a peaceful neighborhood with easy access to schools, shopping, and major roads. Seller has 9 additional lots available, ideal for investors or builders. Bundle deals are welcome if the price makes sense! Don’t miss this great opportunity!

15. 2025-01-22
    price $22,250 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family home lot in the growing community of Lehigh Acres, Florida! This spacious parcel offers a perfect opportunity to build your dream home in a peaceful neighborhood with easy access to schools, shopping, and major roads. Seller has 9 additional lots available, ideal for investors or builders. Bundle deals are welcome if the price makes sense! Don’t miss this great opportunity!

16. 2025-01-04
    listed $22,500 Active 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family home lot in the growing community of Lehigh Acres, Florida! This spacious parcel offers a perfect opportunity to build your dream home in a peaceful neighborhood with easy access to schools, shopping, and major roads. Seller has 9 additional lots available, ideal for investors or builders. Bundle deals are welcome if the price makes sense! Don’t miss this great opportunity!

17. 2006-02-01
    soldstatus $516,000
18. 2004-06-04
    soldstatus $8,000
19. 1990-03-01
    soldstatus $10,200

ⓘ 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 1/10 Low
• 🌡 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: $22,665
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$9,309
• Taxable loss: −$14,595
• Est. tax savings @ 24.0%: +$3,503
• After-tax cash flow: $-5,129/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

+3037.3% since first listed

10 events — show timeline

• 2026-05-04 Listed $320,000 FORTMLS
• 2025-04-07 Sold (Public Records) $20,000 Public Records
• 2025-03-21 Sold (MLS) $21,000 FORTMLS
• 2025-02-27 Pending — FORTMLS
• 2025-02-13 Price Changed $22,000 FORTMLS
• 2025-01-22 Price Changed $22,250 FORTMLS
• 2025-01-04 Listed $22,500 FORTMLS
• 2006-02-01 Sold (Public Records) $516,000 Public Records
• 2004-06-04 Sold (Public Records) $8,000 Public Records
• 1990-03-01 Sold (Public Records) $10,200 Public Records

Property tax history

+10.1%/yr

Latest (2025): $384 · +11.9% YoY. Source: county tax records.