811 Dartmouth Ct · Lehigh Acres, FL 33974

$417,999

4 bd · 3.0 ba · 2,131 sqft · Land · 105 Days on market

Built 2026 0.35 ac 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 +4.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Welcome to 811 Dartmouth Court — a stunning newly constructed residence perfectly positioned on a quiet cul-de-sac, offering modern luxury, privacy, and exceptional curb appeal in one of Southwest Florida’s fastest-growing communities with no HOA Restrictions! Situated on an oversized lot, this beautifully designed home combines contemporary finishes with functional living spaces, creating the perfect blend of comfort and sophistication. From the moment you enter, you’ll notice the soaring ceilings, expansive open-concept layout, and elegant tile flooring that flows seamlessly throughout the entir

Key facts

• Spacious kitchen
• Cul-de-sac
• Oversized lot

Tags

• CUL-DE-SAC
• OVERSIZED LOT
• IMPACT-RESISTANT WINDOWS
• JUNIOR SUITE
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Lot approximately 0.3467 acres; Lot measurements reported by Property Appraiser Office; Irrigation via well; View: see remarks
• HOA & community: Non-gated community; No HOA maintenance or community amenities

Exterior

• Parking: Attached 2-car garage; Paved driveway and paved parking
• Utilities: Well water; Septic; Cable available
• Home design: Single family residential; 1 story (ranch); Rear exposure faces northeast; Located in Mirror Lakes development; Zoned RS-1; Cul-de-sac lot
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows; Impact resistant doors

Interior

• Kitchen: Cooktop (electric); Refrigerator; Disposal; Reverse osmosis water filtration
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric cooling; Ceiling fans
• Interior features: Vaulted ceiling; Courtyard floor plan; 5 ceiling fans
• Laundry & utility: Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $418k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (46.1% below list).
• Recommended offer: $225k (46.1% below list) — sets the bar for 1% rule.
• Cap rate 3.1% 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; 38 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 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 $45k of equity ($3k loan paydown + $42k 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 ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($380k) 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 $18k; list at $418k implies a 2289% 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 $225,255 (46.1% 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 105 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.37%
• DSCR: 0.49
• GRM: 15.5

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: 15.7%
• Equity multiple: 2.29×
• Total profit: $150,442
• Equity at exit: $376,567

10-year hold

• IRR: 14.8%
• Equity multiple: 5.16×
• Total profit: $486,827
• Equity at exit: $812,080

Cash invested: $117,040 (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: 15.5×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$2,192
• Tax est. 1.5%: −$522 /mo · $6,270/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-1,109

Break-even live

Break-even rent $3,657

Max offer price $257,499

Occupancy floor —

Sensitivity live

Price	-10% $-820	-5% $-965	+0% $-1,109	+5% $-1,254	+10% $-1,398
Rent	-10% $-1,287	-5% $-1,198	+0% $-1,109	+5% $-1,020	+10% $-931
Rate	-1.0pp $-899	-0.5pp $-1,003	base $-1,109	+0.5pp $-1,217	+1.0pp $-1,328

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: $104,500
• Closing costs: $12,540
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	0.25mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	0.25mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	0.25mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	0.25mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	21d	1	0.31mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	21d	1	0.39mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.42mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.42mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	0.61mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	3d	1	0.64mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	0.64mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.79mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	0.83mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	3d	1	0.83mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.86mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	21d	1	0.96mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	24d	1	1.03mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	1.04mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	24d	1	1.08mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	1.08mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	1.09mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.13mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	24d	1	1.17mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	21d	1	1.18mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	24d	1	1.18mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	3d	1	1.20mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	24d	1	1.20mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	11d	1	1.20mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.28mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	1.28mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	3d	1	1.32mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.33mi
668 Chemstrand St E Lehigh Acres, FL	3.0	2.0	2388	$2,000	$0.84	24d	1	1.33mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	24d	1	1.36mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	1.39mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	21d	1	1.42mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.46mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.47mi

Listing history 18 events

1. 2026-06-17
   days on market $417,999 Active 105 DOM
2. 2026-06-16
   days on market $417,999 Active 104 DOM
3. 2026-06-15
   days on market $417,999 Active 103 DOM
4. 2026-06-13
   days on market $417,999 Active 101 DOM
5. 2026-06-10
   days on market $417,999 Active 98 DOM
6. 2026-06-09
   days on market $417,999 Active 97 DOM
7. 2026-06-07
   days on market $417,999 Active 95 DOM
8. 2026-06-02
   days on market $417,999 Active 90 DOM
9. 2026-06-01
   days on market $417,999 Active 89 DOM
10. 2026-06-01
    days on market $417,999 Active 88 DOM
11. 2026-05-19
    price $417,999
12. 2026-03-24
    price $429,999
13. 2026-03-04
    listed $434,999 Active
14. 2025-12-18
    listed $435,000 Active
15. 2024-08-05
    soldstatus $17,500
16. 2022-03-16
    soldstatus $15,000
17. 2003-08-26
    soldstatus $17,800
18. 2003-05-20
    soldstatus $7,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $27,031
• − Mortgage interest: −$23,414
• − Property taxes: −$6,270
• − Insurance: −$2,090
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$12,160
• Taxable loss: −$21,229
• Est. tax savings @ 24.0%: +$5,095
• After-tax cash flow: $-8,215/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

+5871.4% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $417,999 BEARMLS
• 2026-03-24 Price Changed $429,999 BEARMLS
• 2026-03-04 Listed $434,999 BEARMLS
• 2025-12-18 Listed $435,000 BEARMLS
• 2024-08-05 Sold (Public Records) $17,500 Public Records
• 2022-03-16 Sold (Public Records) $15,000 Public Records
• 2003-08-26 Sold (Public Records) $17,800 Public Records
• 2003-05-20 Sold (Public Records) $7,000 Public Records

Property tax history

+21.0%/yr

Latest (2025): $538 · +25.1% YoY. Source: county tax records.