830 Andover Ave S · Lehigh Acres, FL 33974

$259,900

3 bd · 2.0 ba · 1,258 sqft · Land · 189 Days on market

Built 2025 0.29 ac 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 +8.5/30.0
• 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

Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

Key facts

• Quartz countertops
• Gourmet kitchen
• 0.29 acre lot

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT TOUCH CABINET DOORS
• GLASS TILE BACKSPLASH
• FLOOR TO CEILING PANTRY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Street lights; No association fee reported

Exterior

• Parking: Attached garage with garage door opener; Driveway (paved); 1 covered garage space
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; New construction; Entry level 1; East-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Built new (new construction)
• Exterior features: Security/high impact doors; Room for pool; Open porch/lanai; Screened porch (lanai); Corner lot; Oversized lot; West exposure; Paved public road

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator with ice maker; Pantry; Water purifier
• Bedrooms: Master bedroom (main level); Additional bedrooms (main level)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Breakfast bar; Built-in features; Eat-in kitchen; High ceilings with vaulted ceiling(s); Living/dining room; Custom mirrors; Main level primary bedroom; Pantry; Sitting area in primary; Tub/shower; Walk-in closet(s); Split bedroom floorplan
• Laundry & utility: Inside laundry; Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.6% below list).
• Recommended offer: $199k (23.6% 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; 25 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 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $260k implies a 1187% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,669 (23.6% 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 189 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.9

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: 20.8%
• Equity multiple: 2.67×
• Total profit: $121,322
• Equity at exit: $234,139

10-year hold

• IRR: 18.3%
• Equity multiple: 5.92×
• Total profit: $358,259
• Equity at exit: $504,929

Cash invested: $72,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-227

Break-even live

Break-even rent $2,274

Max offer price $227,107

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-137	+0% $-227	+5% $-316	+10% $-406
Rent	-10% $-384	-5% $-305	+0% $-227	+5% $-148	+10% $-70
Rate	-1.0pp $-96	-0.5pp $-161	base $-227	+0.5pp $-294	+1.0pp $-362

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	0.37mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	0.43mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	0.43mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	0.44mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	15d	1	0.44mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	0.46mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	24d	1	0.51mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.54mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.80mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	4d	1	0.85mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	0.93mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	0.95mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	1.05mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	1.05mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	1.07mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	1.09mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	1.11mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	24d	1	1.18mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	1.19mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	16d	1	1.25mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	4d	1	1.35mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.36mi
1092 Norton Ave S Lehigh Acres, FL	2.0	1.0	896	$1,450	$1.62	3d	1	1.39mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	1.40mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	4d	1	1.44mi

Listing history 11 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   price $259,900
3. 2026-04-17
   price $264,900
4. 2026-03-27
   price $267,900
5. 2026-02-06
   price $269,900
6. 2025-12-12
   price $274,900
7. 2025-11-03
   listed $279,900 Active
8. 2024-09-20
   soldstatus $20,200
9. 2024-09-16
   soldstatus $20,200 Closed 235-char remark

   Show marketing remark (235 chars)

   Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

10. 2024-09-05
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

11. 2024-08-05
    listed $22,900 Active 235-char remark

    Show marketing remark (235 chars)

    Excellent opportunity in an area with new construction homes being built. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,840
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$7,561
• Taxable loss: −$7,291
• Est. tax savings @ 24.0%: +$1,750
• After-tax cash flow: $-970/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

+1034.9% since first listed

11 events — show timeline

• 2026-05-12 Pending — FORTMLS
• 2026-05-05 Price Changed $259,900 FORTMLS
• 2026-04-17 Price Changed $264,900 FORTMLS
• 2026-03-27 Price Changed $267,900 FORTMLS
• 2026-02-06 Price Changed $269,900 FORTMLS
• 2025-12-12 Price Changed $274,900 FORTMLS
• 2025-11-03 Listed $279,900 FORTMLS
• 2024-09-20 Sold (Public Records) $20,200 Public Records
• 2024-09-16 Sold (MLS) $20,200 FORTMLS
• 2024-09-05 Pending — FORTMLS
• 2024-08-05 Listed $22,900 FORTMLS

Property tax history

+18.9%/yr

Latest (2025): $444 · +28.1% YoY. Source: county tax records.