767 Nina Ave S · Lehigh Acres, FL 33974

$409,900

4 bd · 3.0 ba · 1,935 sqft · Land · 56 Days on market

Built 2026 0.25 ac lot ↓ 2% since listing

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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 +4.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Discover this brand-new 4-bedroom + den, 3-bathroom home designed for modern living and flexibility. The open-concept layout creates a bright and inviting space, perfect for families and entertaining alike. The chef’s kitchen stands out with quartz countertops, a large center island, wall oven, sleek cooktop with a wall-mounted pyramid hood, custom cabinetry, and stainless steel appliances. The spacious primary suite offers a private retreat with a double vanity, quartz counters, and a walk-in glass shower. A second suite with a private exterior entrance provides a unique opportunity for an in-law suite, guest quarters, or potential rental income. A versatile den adds flexibility for

Key facts

• Custom cabinetry
• Quartz countertops
• Wall oven

Tags

• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• LARGE CENTER ISLAND
• WALL OVEN
• SLEEK COOKTOP
• CUSTOM CABINETRY

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 spaces; Covered parking; Driveway; Paved surface; Underground (listed); Garage door opener
• Security: Security/high impact doors; Smoke detectors
• Utilities: Cable available; Well water; Septic tank
• Home design: Single-story home (1 story); New construction; Entry level: 1; Faces west; Lot exposure east
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Open porch; Porch; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Built-in oven; Self-cleaning oven; Cooktop (including electric cooktop); Dishwasher; Microwave; Refrigerator with icemaker; Freezer; Icemaker; Water purifier; Kitchen island; Pantry
• Bedrooms: Master bedroom (dimensions approx. 13.0 x 18.3); Bedroom (approx. 10.1 x 10.9); Bedroom (approx. 10.2 x 10.2); Bedroom (approx. 10.1 x 10.9); Multiple bedrooms including den and great room
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Dual sinks in bathrooms; Separate shower (shower only in at least one bathroom)
• Heating & cooling: Heat pump heating; Central air conditioning (electric)
• Interior features: Impact glass windows; Tray ceilings; Cathedral ceilings; Vaulted ceilings; Dual sinks; Kitchen island; Pantry; Living/Dining room; Walk-in closets; Closet cabinetry; Multiple primary suites; Main level primary bedroom; Split bedroom layout; Shower only (separate shower); Smart home features; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $410k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (44.1% below list).
• Recommended offer: $229k (44.1% below list) — sets the bar for 1% rule.
• Cap rate 3.3% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 $44k of equity ($3k loan paydown + $41k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,006 (44.1% 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 56 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.70%
• DSCR: 0.52
• GRM: 14.9

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: 16.1%
• Equity multiple: 2.32×
• Total profit: $151,373
• Equity at exit: $369,270

10-year hold

• IRR: 15.1%
• Equity multiple: 5.23×
• Total profit: $485,088
• Equity at exit: $796,346

Cash invested: $114,772 (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: 14.9×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,148/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-1,024

Break-even live

Break-even rent $3,586

Max offer price $261,786

Occupancy floor —

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Milano Ave S Lehigh Acres, FL	4.0	3.0	2263	$2,500	$1.10	2d	1	0.18mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	0.20mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	0.68mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	0.79mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	0.79mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	0.82mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.87mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	0.90mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	1.23mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	1.32mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	24d	1	1.33mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	1.36mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.37mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.37mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	10d	1	1.39mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	24d	1	1.47mi

Listing history 13 events

1. 2026-06-17
   days on market $409,900 Active 56 DOM
2. 2026-06-16
   days on market $409,900 Active 55 DOM
3. 2026-06-15
   days on market $409,900 Active 54 DOM
4. 2026-06-13
   days on market $409,900 Active 52 DOM
5. 2026-06-10
   days on market $409,900 Active 49 DOM
6. 2026-06-09
   days on market $409,900 Active 48 DOM
7. 2026-06-07
   days on market $409,900 Active 46 DOM
8. 2026-06-03
   days on market $409,900 Active 42 DOM
9. 2026-06-02
   days on market $409,900 Active 41 DOM
10. 2026-06-01
    days on market $409,900 Active 40 DOM
11. 2026-05-31
    days on market $409,900 Active 39 DOM
12. 2026-04-29
    price $409,900
13. 2026-04-22
    listed $419,900 Active

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

Taxation est. · year 1

• Rental income: $27,481
• − Mortgage interest: −$22,961
• − Property taxes: −$6,148
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$11,924
• Taxable loss: −$19,999
• Est. tax savings @ 24.0%: +$4,800
• After-tax cash flow: $-7,483/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

-2.4% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $409,900 FORTMLS
• 2026-04-22 Listed $419,900 FORTMLS