724 Kari Cir · Lehigh Acres, FL 33974

$325,000

3 bd · 2.0 ba · 1,500 sqft · Land · 97 Days on market

Built 2026 0.35 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
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Rent growth +1.3/5.0
• DSCR +0.6/10.0

Listing remarks MLS

Build your dream home here! Over sized lot, .36 acres, just one block off of SR 82 and it is mostly cleared. Easy access to Fort Myers Airport, Jet Blue Park, spring training for Boston Red Sox and Century Link Sports Complex, spring training for the Minnesota Twins, Hertz Arena - home of FLorida Everblades Hockey, restaurants, shopping, churches, schools and all sunny Southwest Florida has to offer.

Key facts

• Quiet street
• 0.35 acre lot
• 2 garage spots

Tags

• NEW CONSTRUCTION HOME
• MODERN OPEN FLOOR PLAN
• CONTEMPORARY CABINETRY
• AMPLE SPACE FOR ENTERTAINING
• QUIET STREET
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable service not available
• Home design: Single-story; New construction; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Rectangular lot; Lot dimensions approximately 80 x 164 (plans); South exposures

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Impact glass windows and display windows; Family/Dining room and combined living/dining area; Separate shower (shower only)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (34.8% below list).
• Recommended offer: $212k (34.8% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $35k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $325k implies a 2608% 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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,017 (34.8% 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 97 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.53%
• DSCR: 0.66
• GRM: 12.8

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $134,451
• Equity at exit: $292,786

10-year hold

• IRR: 16.5%
• Equity multiple: 5.54×
• Total profit: $413,475
• Equity at exit: $631,404

Cash invested: $91,000 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-571

Break-even live

Break-even rent $2,843

Max offer price $242,366

Occupancy floor —

Sensitivity live

Price	-10% $-346	-5% $-459	+0% $-571	+5% $-683	+10% $-796
Rent	-10% $-739	-5% $-655	+0% $-571	+5% $-487	+10% $-404
Rate	-1.0pp $-407	-0.5pp $-488	base $-571	+0.5pp $-655	+1.0pp $-741

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	17d	1	0.13mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	4d	1	0.29mi
335 Parish Dr Lehigh Acres, FL	4.0	3.0	2205	$2,390	$1.08	11d	1	0.35mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	4d	1	0.79mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,800	$1.08	25d	1	0.82mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,700	$1.02	4d	1	0.82mi
215 Mossrosse St Fort Myers, FL	3.0	2.0	1422	$2,011	$1.41	4d	1	0.91mi
839 Yellowbird Dr Fort Myers, FL	3.0	2.0	1461	$1,895	$1.30	25d	1	0.92mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	1.05mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.14mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	11d	1	1.15mi
185 Yager Cir Fort Myers, FL	3.0	2.0	1461	$1,950	$1.33	22d	1	1.17mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.18mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	1.20mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	1.26mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	17d	1	1.27mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	25d	1	1.28mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	20d	1	1.28mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.28mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	4d	1	1.29mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	25d	1	1.32mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	1.34mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.37mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	15d	1	1.38mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	1.39mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	4d	1	1.39mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	25d	1	1.44mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	1.44mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	25d	1	1.44mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	25d	1	1.45mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	1.47mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	15d	1	1.49mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	1.49mi

Listing history 28 events

1. 2026-06-17
   days on market $325,000 Active 97 DOM
2. 2026-06-16
   days on market $325,000 Active 96 DOM
3. 2026-06-15
   days on market $325,000 Active 95 DOM
4. 2026-06-13
   days on market $325,000 Active 93 DOM
5. 2026-06-10
   days on market $325,000 Active 90 DOM
6. 2026-06-09
   days on market $325,000 Active 89 DOM
7. 2026-06-07
   days on market $325,000 Active 87 DOM
8. 2026-06-03
   days on market $325,000 Active 83 DOM
9. 2026-06-02
   days on market $325,000 Active 82 DOM
10. 2026-06-01
    days on market $325,000 Active 81 DOM
11. 2026-06-01
    days on market $325,000 Active 80 DOM
12. 2026-03-11
    listed $350,000 Active
13. 2024-10-16
    historical
14. 2024-10-15
    status Active
15. 2024-10-07
    historical
16. 2024-10-03
    status Active
17. 2024-09-10
    historical
18. 2024-09-05
    status Active
19. 2024-09-05
    historical
20. 2024-06-17
    status Active
21. 2024-03-14
    status Pending
22. 2023-12-21
    status Active
23. 2023-10-12
    status Pending
24. 2023-07-13
    listed $345,000 Active
25. 2021-03-23
    soldstatus $12,000
26. 2021-03-05
    soldstatus $12,000 Closed 404-char remark

    Show marketing remark (404 chars)

    Build your dream home here! Over sized lot, .36 acres, just one block off of SR 82 and it is mostly cleared. Easy access to Fort Myers Airport, Jet Blue Park, spring training for Boston Red Sox and Century Link Sports Complex, spring training for the Minnesota Twins, Hertz Arena - home of FLorida Everblades Hockey, restaurants, shopping, churches, schools and all sunny Southwest Florida has to offer.

27. 2021-02-19
    status Pending 404-char remark

    Show marketing remark (404 chars)

    Build your dream home here! Over sized lot, .36 acres, just one block off of SR 82 and it is mostly cleared. Easy access to Fort Myers Airport, Jet Blue Park, spring training for Boston Red Sox and Century Link Sports Complex, spring training for the Minnesota Twins, Hertz Arena - home of FLorida Everblades Hockey, restaurants, shopping, churches, schools and all sunny Southwest Florida has to offer.

28. 2020-01-15
    listed $12,000 Active 404-char remark

    Show marketing remark (404 chars)

    Build your dream home here! Over sized lot, .36 acres, just one block off of SR 82 and it is mostly cleared. Easy access to Fort Myers Airport, Jet Blue Park, spring training for Boston Red Sox and Century Link Sports Complex, spring training for the Minnesota Twins, Hertz Arena - home of FLorida Everblades Hockey, restaurants, shopping, churches, schools and all sunny Southwest Florida has to offer.

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $25,442
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$9,455
• Taxable loss: −$12,788
• Est. tax savings @ 24.0%: +$3,069
• After-tax cash flow: $-3,784/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

+2816.7% since first listed

17 events — show timeline

• 2026-03-11 Listed $350,000 FORTMLS
• 2024-10-16 Listing Removed — FORTMLS
• 2024-10-15 Relisted — FORTMLS
• 2024-10-07 Listing Removed — FORTMLS
• 2024-10-03 Relisted — FORTMLS
• 2024-09-10 Listing Removed — FORTMLS
• 2024-09-05 Relisted — FORTMLS
• 2024-09-05 Listing Removed — FORTMLS
• 2024-06-17 Relisted — FORTMLS
• 2024-03-14 Pending — FORTMLS
• 2023-12-21 Relisted — FORTMLS
• 2023-10-12 Pending — FORTMLS
• 2023-07-13 Listed $345,000 FORTMLS
• 2021-03-23 Sold (Public Records) $12,000 Public Records
• 2021-03-05 Sold (MLS) $12,000 FORTMLS
• 2021-02-19 Pending — FORTMLS
• 2020-01-15 Listed $12,000 FORTMLS

Property tax history

+17.1%/yr

Latest (2025): $504 · +14.1% YoY. Source: county tax records.