1043 Brenton Ave · Lehigh Acres, FL 33974

$340,000

3 bd · 2.0 ba · 1,627 sqft · Land · 237 Days on market

Built 2025

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Rent growth +1.3/5.0
• 1% rule +1.0/10.0

Listing remarks

$5,000 Seller concessions towards buyer closing costs. This newly constructed home in the desirable 33974 ZIP code offers the best in all of Lehigh Acres. Situated at 1043 Brenton Ave, this property is designed for comfort and durability, built on an elevated pad to prevent flooding. Featuring 3 bedrooms + a den, 2 bathrooms, and an open floor plan with soaring 9-foot ceilings and 10-foot vaulted accents, this home is filled with natural light and modern finishes. Enjoy porcelain tile flooring throughout, impact-resistant ECO WINDOWS, and sleek white quartz countertops in the kitchen. The spacious master suite boasts two walk-in closets and a luxurious freestanding shower with dual sinks. T

Key facts

• Elevated pad
• Built 2025
• Listed 237 days

Tags

• NEWLY CONSTRUCTED HOME
• ELEVATED PAD
• PORCELAIN TILE FLOORING
• IMPACT-RESISTANT ECO WINDOWS
• WHITE QUARTZ COUNTERTOPS
• SPACIOUS MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-458 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (40.4% below list).
• Recommended offer: $203k (40.4% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 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 $11k; list at $340k implies a 3019% 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 $202,572 (40.4% 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 237 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: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 14.0

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: 19.5%
• Equity multiple: 2.57×
• Total profit: $149,899
• Equity at exit: $306,299

10-year hold

• IRR: 17.4%
• Equity multiple: 5.76×
• Total profit: $453,457
• Equity at exit: $660,545

Cash invested: $95,200 (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: 14.0×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-458

Break-even live

Break-even rent $2,606

Max offer price $259,040

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-362	+0% $-458	+5% $-555	+10% $-651
Rent	-10% $-618	-5% $-538	+0% $-458	+5% $-378	+10% $-298
Rate	-1.0pp $-287	-0.5pp $-372	base $-458	+0.5pp $-546	+1.0pp $-636

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	0.18mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	17d	1	0.27mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	0.33mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	4d	1	0.39mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	0.54mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	4d	1	0.55mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	24d	1	0.56mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	24d	1	0.58mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.59mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	0.63mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	15d	1	0.65mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.71mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	0.72mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	12d	1	0.74mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	3d	1	0.74mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	4d	1	0.75mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	0.86mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	24d	1	0.88mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.05mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	24d	1	1.06mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.08mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	24d	1	1.10mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	24d	1	1.17mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.25mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	15d	1	1.25mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.30mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.30mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	1.32mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	15d	1	1.35mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	1.36mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	3d	1	1.36mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	1.36mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	2d	1	1.38mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	1.38mi

Listing history 21 events

1. 2026-06-17
   days on market $340,000 Active 237 DOM
2. 2026-06-16
   days on market $340,000 Active 236 DOM
3. 2026-06-16
   days on market $340,000 Active 235 DOM
4. 2026-06-13
   days on market $340,000 Active 233 DOM
5. 2026-06-09
   days on market $340,000 Active 229 DOM
6. 2026-06-07
   days on market $340,000 Active 227 DOM
7. 2026-06-01
   days on market $340,000 Active 221 DOM
8. 2026-06-01
   days on market $340,000 Active 220 DOM
9. 2026-02-18
   historical
10. 2026-01-27
    price $345,000
11. 2025-12-02
    listed $350,000 Active
12. 2025-10-22
    listed $340,000 Active
13. 2025-09-10
    historical $2,700
14. 2025-08-22
    price $385,000
15. 2025-04-10
    listed $2,700
16. 2025-04-08
    listed $395,000 Active
17. 2021-11-30
    soldstatus $10,900
18. 2011-08-08
    soldstatus $68,300
19. 2011-08-08
    soldstatus $226,900
20. 2008-05-14
    soldstatus $840,000
21. 1998-08-31
    soldstatus $1,000

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$2,012/yr (+$168/mo · 248.4%)

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,309
• − Mortgage interest: −$19,045
• − Property taxes: −$810
• − Insurance: −$2,498
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$9,891
• Taxable loss: −$11,824
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-2,662/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

+34400.0% since first listed

13 events — show timeline

• 2026-02-18 Listing Removed — FORTMLS
• 2026-01-27 Price Changed $345,000 FORTMLS
• 2025-12-02 Listed $350,000 FORTMLS
• 2025-10-22 Listed $340,000 Fizber.com
• 2025-09-10 Rental Removed $2,700 STELLARMLS
• 2025-08-22 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed for Rent $2,700 STELLARMLS
• 2025-04-08 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-30 Sold (Public Records) $10,900 Public Records
• 2011-08-08 Sold (Public Records) $226,900 Public Records
• 2011-08-08 Sold (Public Records) $68,300 Public Records
• 2008-05-14 Sold (Public Records) $840,000 Public Records
• 1998-08-31 Sold (Public Records) $1,000 Public Records

Property tax history

+55.6%/yr

Latest (2025): $810 · +121.3% YoY. Source: county tax records.