710 Eisenhower Blvd · Lehigh Acres, FL 33974

$385,000

4 bd · 3.0 ba · 1,737 sqft · Land · 115 Days on market

Built 2025 0.26 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
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Discover this stunning, move-in-ready new construction home offering 1,904 sq ft of living area located in the fastest-growing area of Cape Coral. Featuring a sleek contemporary layout with 10-foot ceilings and elegant tile flooring throughout, this residence boasts 4 spacious bedrooms and 3 stylish bathrooms. Enjoy a gourmet kitchen with white cabinetry, quartz countertops in both the kitchen and bathrooms, and stainless steel appliances. Bathrooms feature frameless glass-enclosed showers, adding a luxurious touch. A washer and dryer are also included for your convenience. The open floor plan seamlessly connects living, dining, and kitchen areas, while the private backyard offers a peaceful retreat. Built with Stem Wall foundation for enhanced elevation and structural strength, this home also features impact-resistant windows and doors, automatic garage door, irrigation system, and high-end finishes throughout. This property is ideal for families, snowbirds, or investors. Plus, it includes a builder’s warranty 1-2 years and 10-year structural coverage offering peace of mind for years to come. Don’t miss this incredible opportunity to own a high-quality home in a booming location!-WITH SHELVES, FILTER AND BLINDS

Key facts

• Private backyard
• Gourmet kitchen
• Irrigation system

Tags

• NEW CONSTRUCTION HOME
• GOURMET KITCHEN
• PRIVATE BACKYARD
• IMPACT-RESISTANT WINDOWS
• AUTOMATIC GARAGE DOOR
• IRRIGATION SYSTEM

Property features AI

Finance

• Other: Lot size approximately 0.26 acres; Living area reported as 1,737 (builder source); Building area total reported as 2,339; Lot size ~1,033 square meters; Listing oriented for residential zoning R1-D
• Financial info: No lease restrictions indicated
• HOA & community: No association (no HOA); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank sewer; Other utilities
• Home design: Single family residence; Residential property; One story; Property completed (new construction); West-facing
• Construction: New construction; Other construction materials; Shingle roof; Basement foundation; Built as completed (builder source)
• Exterior features: Other exterior features; Road surface: Other

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Other kitchen appliance(s)
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: No permanent heating specified; Central air conditioning
• Interior features: Split bedroom layout; Basement
• Laundry & utility: Washer; Dryer; Laundry room (other features)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $385k.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (45.9% below list).
• Recommended offer: $208k (45.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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 $41k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 10 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 $14k; list at $385k implies a 2650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,398 (45.9% 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 115 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 15.4

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $160,955
• Equity at exit: $346,839

10-year hold

• IRR: 16.7%
• Equity multiple: 5.60×
• Total profit: $496,060
• Equity at exit: $747,970

Cash invested: $107,800 (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: 15.4×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-666

Break-even live

Break-even rent $2,927

Max offer price $267,298

Occupancy floor —

Sensitivity live

Price	-10% $-448	-5% $-557	+0% $-666	+5% $-1,214	+10% $-1,347
Rent	-10% $-831	-5% $-749	+0% $-666	+5% $-584	+10% $-502
Rate	-1.0pp $-472	-0.5pp $-568	base $-666	+0.5pp $-766	+1.0pp $-868

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	0.15mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	12d	1	0.28mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	0.35mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	0.44mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.46mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	17d	1	0.52mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	0.52mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	0.59mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	5d	1	0.60mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.61mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.61mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	0.61mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.62mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.62mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.62mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.62mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	0.63mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	0.63mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	25d	1	0.68mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	0.73mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.80mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.81mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	0.88mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.88mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.90mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	0.90mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	0.93mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	3d	1	0.97mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	1.03mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	1.03mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	1.05mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	5d	1	1.06mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	1.11mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	5d	1	1.13mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	1.15mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.15mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	1.15mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	1.16mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	5d	1	1.17mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	1.20mi

Listing history 31 events

1. 2026-06-22
   days on market $385,000 Active 115 DOM
2. 2026-06-17
   days on market $385,000 Active 111 DOM
3. 2026-06-16
   days on market $385,000 Active 110 DOM
4. 2026-06-15
   days on market $385,000 Active 109 DOM
5. 2026-06-13
   days on market $385,000 Active 107 DOM
6. 2026-06-10
   days on market $385,000 Active 104 DOM
7. 2026-06-09
   days on market $385,000 Active 103 DOM
8. 2026-06-07
   days on market $385,000 Active 101 DOM
9. 2026-06-02
   days on market $385,000 Active 96 DOM
10. 2026-06-01
    days on market $385,000 Active 95 DOM
11. 2026-06-01
    days on market $385,000 Active 94 DOM
12. 2026-02-26
    listed $385,000 Active
13. 2026-02-03
    listed $385,000 Active 1243-char remark

    Show marketing remark (1243 chars)

    Discover this stunning, move-in-ready new construction home offering 1,904 sq ft of living area located in the fastest-growing area of Cape Coral. Featuring a sleek contemporary layout with 10-foot ceilings and elegant tile flooring throughout, this residence boasts 4 spacious bedrooms and 3 stylish bathrooms. Enjoy a gourmet kitchen with white cabinetry, quartz countertops in both the kitchen and bathrooms, and stainless steel appliances. Bathrooms feature frameless glass-enclosed showers, adding a luxurious touch. A washer and dryer are also included for your convenience. The open floor plan seamlessly connects living, dining, and kitchen areas, while the private backyard offers a peaceful retreat. Built with Stem Wall foundation for enhanced elevation and structural strength, this home also features impact-resistant windows and doors, automatic garage door, irrigation system, and high-end finishes throughout. This property is ideal for families, snowbirds, or investors. Plus, it includes a builder’s warranty 1-2 years and 10-year structural coverage offering peace of mind for years to come. Don’t miss this incredible opportunity to own a high-quality home in a booming location!-WITH SHELVES, FILTER AND BLINDS

14. 2025-12-26
    historical
15. 2025-10-23
    status Active
16. 2025-10-08
    historical $2,200
17. 2025-08-06
    historical
18. 2025-08-01
    listed $2,200
19. 2025-06-04
    historical
20. 2025-04-23
    historical $2,200
21. 2025-04-22
    listed $2,200
22. 2025-04-15
    historical $2,200
23. 2025-04-15
    listed $385,000 Active
24. 2025-04-15
    historical
25. 2025-04-14
    listed $385,000 Active
26. 2025-04-14
    historical
27. 2025-04-03
    listed $2,200
28. 2025-02-18
    listed $385,000 Active
29. 2025-02-18
    listed $385,000 Active
30. 2023-04-03
    soldstatus $14,000
31. 1989-06-27
    soldstatus $10,600

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: +$2,394/yr (+$200/mo · 298.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 23 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: $25,008
• − Mortgage interest: −$21,566
• − Property taxes: −$801
• − Insurance: −$2,722
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$11,200
• Taxable loss: −$15,283
• Est. tax savings @ 24.0%: +$3,668
• After-tax cash flow: $-4,327/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

+3532.1% since first listed

20 events — show timeline

• 2026-02-26 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $385,000 FORTMLS
• 2025-12-26 Listing Removed — FORTMLS
• 2025-10-23 Relisted — FORTMLS
• 2025-10-08 Rental Removed $2,200 NAPLESMLS
• 2025-08-06 Listing Removed — FORTMLS
• 2025-08-01 Listed for Rent $2,200 NAPLESMLS
• 2025-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Rental Removed $2,200 NAPLESMLS
• 2025-04-22 Listed for Rent $2,200 NAPLESMLS
• 2025-04-15 Rental Removed $2,200 FORTMLS
• 2025-04-15 Listing Removed — FORTMLS
• 2025-04-15 Listed $385,000 FORTMLS
• 2025-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Listed for Rent $2,200 FORTMLS
• 2025-02-18 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Listed $385,000 FORTMLS
• 2023-04-03 Sold (Public Records) $14,000 Public Records
• 1989-06-27 Sold (Public Records) $10,600 Public Records

Property tax history

+58.4%/yr

Latest (2025): $801 · +101.9% YoY. Source: county tax records.