436 Broadmoor St · Lehigh Acres, FL 33974

$299,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 130 Days on market

Built 2004 Est $311k · at est.

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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 +9.3/15.0
• Cash flow +7.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0
• Rent growth +1.3/5.0

Listing remarks

BEAUTIFUL 3 bed/ 3 bath/ 2 car garage, single family home built in 2003, Large back yard great for privacy and entertaining, conveniently located on a quiet street in Mirror lakes Lehigh acres, new roof 2022, New A/C (2022). Did You know that Lehigh has the highest elevation in lee County and That's the name come from? This Home in Not in a flood zone so NO FLOOD INSURANCE REQUIRED which will save you Hundreds per month! New Water filtration system. NEW WELL FILTER SYSTEM!

Key facts

• Large back yard
• New a/c
• New roof

Tags

• LARGE BACK YARD
• NEW ROOF
• NEW A/C
• NEW WATER FILTRATION SYSTEM
• NEW WELL FILTER SYSTEM

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Resale property; Shingle roof; Block construction
• Construction: Built with block construction; Shingle roof
• Exterior features: Outdoor lighting; Quarter- to half-acre lot; Residential zoning; Property faces east

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Water purifier
• Bedrooms: At least one bedroom on the main level
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Blinds on windows; First-floor entry; Vaulted ceilings; Living/Dining room configuration; Family room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (31.1% below list).
• Recommended offer: $206k (31.1% 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; 40 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 34% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.

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 $206,017 (31.1% 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 130 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $311,418
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Downer Ave S	0.28mi	3/2.0	1,458 (+2%)	1mo	$245,000	$168	82
717 Knox Ave S	0.35mi	3/2.0	1,408 (-1%)	11mo	$269,000	$191	73
719 Brannen Ave	0.15mi	3/2.0	1,387 (-2%)	20mo	$350,000	$252	72
354 Martineau Cir	0.46mi	3/2.0	1,487 (+5%)	6mo	$269,597	$181	66
397 Martineau Cir Unit 118-27	0.49mi	3/2.0	1,487 (+5%)	7mo	$279,597	$188	64
439 Behring St	0.25mi	3/2.0	1,291 (-9%)	15mo	$293,000	$227	61
521 Allison St E	0.74mi	3/2.0	1,536 (+8%)	3mo	$336,000	$219	50
430 Burrstone Dr	0.61mi	3/2.0	1,258 (-12%)	3mo	$275,000	$219	50
764 Downer Ave S	0.51mi	3/2.0	1,266 (-11%)	13mo	$320,000	$253	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.61×
• Total profit: $134,921
• Equity at exit: $269,363

10-year hold

• IRR: 17.8%
• Equity multiple: 5.82×
• Total profit: $403,643
• Equity at exit: $580,891

Cash invested: $83,720 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-343

Break-even live

Break-even rent $2,495

Max offer price $238,377

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-259	+0% $-343	+5% $-428	+10% $-512
Rent	-10% $-506	-5% $-425	+0% $-343	+5% $-262	+10% $-180
Rate	-1.0pp $-193	-0.5pp $-267	base $-343	+0.5pp $-421	+1.0pp $-499

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	0.47mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	0.48mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	0.55mi
645 Homestead Rd S Lehigh Acres, FL	3.0	2.0	1165	$1,700	$1.46	25d	1	0.57mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	4d	1	0.66mi
722 La Plata Ave Lehigh Acres, FL	3.0	2.0	1770	$1,900	$1.07	17d	1	0.70mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	17d	1	0.79mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	15d	1	0.83mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.83mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	0.89mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	25d	1	0.91mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.91mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.91mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	0.92mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	4d	1	0.93mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	0.93mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	4d	1	0.95mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	0.99mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	1.07mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	1.12mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	3d	1	1.12mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.14mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	4d	1	1.16mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	1.16mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	25d	1	1.20mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	15d	1	1.28mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	1.29mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	1.32mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	25d	1	1.35mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	1.35mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.41mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	4d	1	1.42mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	25d	1	1.42mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	25d	1	1.42mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	4d	1	1.44mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	25d	1	1.44mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	20d	1	1.47mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.48mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.48mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	22d	1	1.48mi

Listing history 31 events

1. 2026-06-17
   days on market $299,000 Active 130 DOM
2. 2026-06-16
   days on market $299,000 Active 129 DOM
3. 2026-06-15
   days on market $299,000 Active 128 DOM
4. 2026-06-13
   days on market $299,000 Active 126 DOM
5. 2026-06-10
   days on market $299,000 Active 123 DOM
6. 2026-06-09
   days on market $299,000 Active 122 DOM
7. 2026-06-07
   days on market $299,000 Active 120 DOM
8. 2026-06-02
   days on market $299,000 Active 115 DOM
9. 2026-06-01
   days on market $299,000 Active 114 DOM
10. 2026-06-01
    days on market $299,000 Active 113 DOM
11. 2026-04-15
    price $299,000
12. 2026-04-02
    price $299,900
13. 2026-02-07
    listed $300,000 Active
14. 2025-11-26
    historical
15. 2025-08-25
    price $300,000
16. 2025-07-08
    price $310,000
17. 2025-06-26
    listed $319,000 Active
18. 2025-05-30
    historical
19. 2025-01-21
    price $319,000
20. 2025-01-05
    price $325,000
21. 2024-11-04
    price $329,000
22. 2024-10-12
    listed $339,000 Active
23. 2024-07-16
    historical
24. 2024-07-12
    listed $325,000 Active
25. 2024-03-04
    soldstatus $299,000
26. 2024-02-29
    soldstatus $299,000 Closed
27. 2024-01-14
    status Pending
28. 2023-12-18
    price $319,000
29. 2023-12-05
    listed $339,000 Active
30. 2015-03-02
    price $48,900
31. 2009-02-13
    soldstatus $52,000

ⓘ 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,722
• − Mortgage interest: −$16,749
• − Property taxes: −$3,338
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$8,698
• Taxable loss: −$9,513
• Est. tax savings @ 24.0%: +$2,283
• After-tax cash flow: $-1,835/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

+475.0% since first listed

21 events — show timeline

• 2026-04-15 Price Changed $299,000 MARMLS
• 2026-04-02 Price Changed $299,900 MARMLS
• 2026-02-07 Listed $300,000 MARMLS
• 2025-11-26 Listing Removed — MARMLS
• 2025-08-25 Price Changed $300,000 MARMLS
• 2025-07-08 Price Changed $310,000 MARMLS
• 2025-06-26 Listed $319,000 MARMLS
• 2025-05-30 Listing Removed — MARMLS
• 2025-01-21 Price Changed $319,000 MARMLS
• 2025-01-05 Price Changed $325,000 MARMLS
• 2024-11-04 Price Changed $329,000 MARMLS
• 2024-10-12 Listed $339,000 MARMLS
• 2024-07-16 Listing Removed — MARMLS
• 2024-07-12 Listed $325,000 MARMLS
• 2024-03-04 Sold (Public Records) $299,000 Public Records
• 2024-02-29 Sold (MLS) $299,000 FORTMLS
• 2024-01-14 Pending — FORTMLS
• 2023-12-18 Price Changed $319,000 FORTMLS
• 2023-12-05 Listed $339,000 FORTMLS
• 2015-03-02 Price Changed $48,900 FORTMLS
• 2009-02-13 Sold (MLS) $52,000 FORTMLS

Property tax history

+8.7%/yr

Latest (2025): $3,338 · +0.6% YoY. Source: county tax records.