128 Bell Blvd S · Lehigh Acres, FL 33974

$374,999

4 bd · 3.0 ba · 2,171 sqft · Land · 109 Days on market

Built 2025 0.27 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0
• 1% rule +1.0/10.0

Listing remarks

Beautiful new construction home located in a desirable area of Lehigh Acres, Florida, close to shopping centers, restaurants, schools, and major roads for convenient access. This stunning property features 4 spacious bedrooms and 3 bathrooms, offering plenty of space for vehicles, storage, or a workshop. The home showcases elegant large-format tile flooring throughout, high ceilings, recessed lighting, and a bright open-concept layout filled with natural light. The modern kitchen is the centerpiece of the home, featuring a large quartz island, custom white cabinetry, stylish pendant lighting, stainless steel appliances, and plenty of storage space, perfect for both everyday living and enter

Key facts

• Spacious lanai area
• Private entrance
• Large quartz island

Tags

• NEW CONSTRUCTION HOME
• LARGE QUARTZ ISLAND
• CUSTOM WHITE CABINETRY
• FULLY LEGAL ANNEX
• PRIVATE ENTRANCE
• SPACIOUS LANAI AREA

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association covers grounds maintenance and trash (no association fee listed)

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Entry level: 1; Faces southwest; Zoned RS-1
• Construction: Block, concrete, and stucco construction; Shingle roof; Built as new construction
• Exterior features: Security/high-impact doors; Oversized lot; Northeast exposure

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Freezer
• Bedrooms: Entry level: 1
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Impact glass windows; Family/Dining room; Living/Dining room; Separate shower; Shower-only bath(s); Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (40.2% below list).
• Recommended offer: $224k (40.2% 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+, 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); 2476 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $375k implies a 2400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $224,404 (40.2% 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 109 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 13.9

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: 19.7%
• Equity multiple: 2.59×
• Total profit: $166,607
• Equity at exit: $337,829

10-year hold

• IRR: 17.6%
• Equity multiple: 5.79×
• Total profit: $502,798
• Equity at exit: $728,541

Cash invested: $105,000 (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: 2476
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$156
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-485

Break-even live

Break-even rent $2,858

Max offer price $289,350

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-379	+0% $-485	+5% $-591	+10% $-1,144
Rent	-10% $-662	-5% $-573	+0% $-485	+5% $-396	+10% $-308
Rate	-1.0pp $-296	-0.5pp $-389	base $-485	+0.5pp $-582	+1.0pp $-681

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	25d	1	0.14mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	5d	1	0.14mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	25d	1	0.25mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	25d	1	0.31mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	25d	1	0.37mi
321 Shadow Lakes Dr Lehigh Acres, FL	4.0	3.0	2313	$3,000	$1.30	5d	1	0.46mi
706 Arianne Ct Lehigh Acres, FL	4.0	3.0	2009	$2,600	$1.29	25d	1	0.58mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	16d	1	0.66mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	18d	1	0.68mi
226 North Ave Lehigh Acres, FL	3.0	2.0	1758	$1,806	$1.03	5d	1	0.72mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.76mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	25d	1	0.76mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	25d	1	0.76mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	25d	1	0.76mi
107 W Lake Dr Lehigh Acres, FL	3.0	2.0	1610	$2,100	$1.30	25d	1	0.78mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	18d	1	0.79mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	25d	1	0.83mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	5d	1	0.83mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	5d	1	0.96mi
270 Silent Lake Dr Lehigh Acres, FL	4.0	2.0	1800	$1,895	$1.05	13d	1	1.00mi
907 E 3rd St Lehigh Acres, FL	3.0	2.0	1531	$1,710	$1.12	25d	1	1.03mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	25d	1	1.04mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	1.16mi
727 Cane St E Lehigh Acres, FL	3.0	2.0	1582	$2,000	$1.26	25d	1	1.16mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	5d	1	1.18mi
286 Justene Cir Lehigh Acres, FL	3.0	2.0	1839	$1,900	$1.03	25d	1	1.20mi
264 Ground Dove Cir Lehigh Acres, FL	4.0	2.0	1683	$2,300	$1.37	25d	1	1.21mi
222 Ground Dove Cir Lehigh Acres, FL	3.0	2.0	1417	$1,695	$1.20	12d	1	1.31mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	25d	1	1.35mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	1.35mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	25d	1	1.36mi
104 McKinley Ave Lehigh Acres, FL	3.0	2.0	1756	$1,950	$1.11	25d	1	1.37mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	25d	1	1.45mi

Listing history 50 events

1. 2026-06-22
   days on market $374,999 Active 109 DOM
2. 2026-06-17
   days on market $374,999 Active 105 DOM
3. 2026-06-16
   days on market $374,999 Active 104 DOM
4. 2026-06-15
   days on market $374,999 Active 103 DOM
5. 2026-06-13
   days on market $374,999 Active 101 DOM
6. 2026-06-10
   days on market $374,999 Active 98 DOM
7. 2026-06-09
   days on market $374,999 Active 97 DOM
8. 2026-06-07
   days on market $374,999 Active 95 DOM
9. 2026-06-02
   days on market $374,999 Active 90 DOM
10. 2026-06-01
    days on market $374,999 Active 89 DOM
11. 2026-06-01
    days on market $374,999 Active 88 DOM
12. 2026-05-19
    price $374,999
13. 2026-04-17
    price $379,999
14. 2026-03-04
    listed $399,000 Active
15. 2025-12-17
    historical
16. 2025-09-03
    price $379,000
17. 2025-08-05
    price $440,000
18. 2025-02-04
    listed $399,000 Active
19. 2022-03-31
    soldstatus $15,000
20. 2019-05-20
    soldstatus $100
21. 2019-05-20
    soldstatus $100
22. 2019-05-20
    soldstatus $100
23. 2019-05-20
    soldstatus $100
24. 2019-05-20
    soldstatus $100
25. 2019-05-20
    soldstatus $100
26. 2019-05-20
    soldstatus $100
27. 2019-05-20
    soldstatus $100
28. 2019-05-20
    soldstatus $100
29. 2019-05-20
    soldstatus $100
30. 2019-05-20
    soldstatus $100
31. 2019-05-20
    soldstatus $100
32. 2019-05-20
    soldstatus $100
33. 2019-05-20
    soldstatus $100
34. 2019-05-20
    soldstatus $100
35. 2019-05-20
    soldstatus $100
36. 2019-05-20
    soldstatus $100
37. 2019-05-20
    soldstatus $100
38. 2019-05-20
    soldstatus $100
39. 2019-05-20
    soldstatus $100
40. 2019-05-20
    soldstatus $100
41. 2019-05-20
    soldstatus $100
42. 2019-05-20
    soldstatus $100
43. 2019-05-20
    soldstatus $100
44. 2019-05-20
    soldstatus $100
45. 2019-05-20
    soldstatus $100
46. 2019-05-20
    soldstatus $100
47. 2019-05-20
    soldstatus $100
48. 2019-05-20
    soldstatus $100
49. 2019-05-20
    soldstatus $100
50. 2019-05-20
    soldstatus $100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $821 · $68/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$2,292/yr (+$191/mo · 279.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $26,928
• − Mortgage interest: −$21,006
• − Property taxes: −$821
• − Insurance: −$2,672
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$10,909
• Taxable loss: −$12,788
• Est. tax savings @ 24.0%: +$3,069
• After-tax cash flow: $-2,749/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

+5257.1% since first listed

47 events — show timeline

• 2026-05-19 Price Changed $374,999 FORTMLS
• 2026-04-17 Price Changed $379,999 FORTMLS
• 2026-03-04 Listed $399,000 FORTMLS
• 2025-12-17 Listing Removed — FORTMLS
• 2025-09-03 Price Changed $379,000 FORTMLS
• 2025-08-05 Price Changed $440,000 FORTMLS
• 2025-02-04 Listed $399,000 FORTMLS
• 2022-03-31 Sold (Public Records) $15,000 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2019-05-20 Sold (Public Records) $100 Public Records
• 2015-02-02 Sold (Public Records) $168,000 Public Records
• 2015-01-28 Sold (Public Records) $15,000 Public Records
• 2004-04-27 Sold (Public Records) $110,000 Public Records
• 2004-03-17 Sold (Public Records) $7,000 Public Records

Property tax history

+47.0%/yr

Latest (2025): $821 · +97.4% YoY. Source: county tax records.