727 Newhall St E · Lehigh Acres, FL 33971

$318,875

4 bd · 2.0 ba · 1,498 sqft · Land · 59 Days on market

Built 2026 0.25 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Rent growth +1.3/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. All this on an oversized corner lot. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" tile flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!!

Key facts

• Oversized corner lot
• En suite bathroom
• Big walk-in closet

Tags

• OVERSIZED CORNER LOT
• LARGE ISLAND
• WALK-IN PANTRY
• COVERED LANAI
• EN SUITE BATHROOM
• BIG WALK-IN CLOSET

Property features AI

Finance

• Other: Property located in Lehigh Acres development; Lot is regular-shaped with paved road access; Lot measurements sourced from survey; Irrigation via well
• HOA & community: Non-gated community; Trash removal service; No community amenities

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Well water; Septic sewer; Electric service (central); Cable available
• Home design: Single family residential; 1 story / ranch; Rear exposure faces north; New construction (2026)
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows and doors

Interior

• Kitchen: Walk-in pantry; Dishwasher; Microwave; Range; Refrigerator/freezer; Self-cleaning oven
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Open porch/lanai; Room for pool; Sprinkler system (automatic); Home automation; Water treatment system (owned)
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $-564 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (34.9% below list).
• Recommended offer: $207k (34.9% 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); 1347 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($309k) 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 $22k; list at $319k implies a 1383% 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,492 (34.9% 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 59 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.9%
• Equity multiple: -0.05×
• Total profit: $-93,673
• Equity at exit: $47,545

10-year hold

• IRR: -61.2%
• Equity multiple: -0.69×
• Total profit: $-151,235
• Equity at exit: $27,570

Cash invested: $89,285 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,672
• Tax est. 1.5%: −$399 /mo · $4,783/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-564

Break-even live

Break-even rent $2,789

Max offer price $237,194

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-454	+0% $-564	+5% $-675	+10% $-785
Rent	-10% $-728	-5% $-646	+0% $-564	+5% $-483	+10% $-401
Rate	-1.0pp $-404	-0.5pp $-483	base $-564	+0.5pp $-647	+1.0pp $-731

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: $79,719
• Closing costs: $9,566
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	0.19mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	0.19mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.26mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.32mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	0.36mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	0.38mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	5d	1	0.48mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.56mi
771 Gaylord Ave S Lehigh Acres, FL	3.0	2.0	1523	$2,000	$1.31	25d	1	0.59mi
804 Gaylord Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	25d	1	0.61mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	23d	1	0.63mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	0.69mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	18d	1	0.72mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	0.73mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	21d	1	0.79mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	25d	1	0.94mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	25d	1	0.95mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	16d	1	0.96mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.97mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.97mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.97mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.98mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.98mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.98mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	18d	1	1.03mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	21d	1	1.03mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	25d	1	1.06mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	4d	1	1.08mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.16mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	1.17mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.21mi
696 Homestead Rd S Lehigh Acres, FL	4.0	2.0	1777	$2,200	$1.24	25d	1	1.23mi
684 Thomas Sherwin Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,695	$1.32	5d	1	1.24mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	1.28mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.29mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	1.31mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	1.32mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	1.34mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	23d	1	1.36mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	25d	1	1.36mi

Listing history 19 events

1. 2026-06-22
   days on market $318,875 Active 59 DOM
2. 2026-06-17
   days on market $318,875 Active 55 DOM
3. 2026-06-16
   days on market $318,875 Active 54 DOM
4. 2026-06-15
   days on market $318,875 Active 53 DOM
5. 2026-06-13
   days on market $318,875 Active 51 DOM
6. 2026-06-10
   days on market $318,875 Active 48 DOM
7. 2026-06-09
   days on market $318,875 Active 47 DOM
8. 2026-06-08
   days on market $318,875 Active 46 DOM
9. 2026-06-07
   days on market $318,875 Active 45 DOM
10. 2026-06-03
    days on market $318,875 Active 41 DOM
11. 2026-06-02
    days on market $318,875 Active 40 DOM
12. 2026-06-01
    days on market $318,875 Active 39 DOM
13. 2026-05-31
    days on market $318,875 Active 38 DOM
14. 2026-04-24
    listed $318,875 Active 1228-char remark

    Show marketing remark (1228 chars)

    This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. All this on an oversized corner lot. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" tile flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!!

15. 2026-04-23
    listed $318,875 Active
16. 2026-02-05
    soldstatus $21,500
17. 2025-08-25
    soldstatus $10,500
18. 2005-05-12
    soldstatus $42,000
19. 2005-01-19
    soldstatus $10,200

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°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: $24,899
• − Mortgage interest: −$17,862
• − Property taxes: −$4,783
• − Insurance: −$1,594
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$9,276
• Taxable loss: −$12,601
• Est. tax savings @ 24.0%: +$3,024
• After-tax cash flow: $-3,750/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+3026.2% since first listed

6 events — show timeline

• 2026-04-24 Listed $318,875 Zillow
• 2026-04-23 Listed $318,875 NAPLESMLS
• 2026-02-05 Sold (Public Records) $21,500 Public Records
• 2025-08-25 Sold (Public Records) $10,500 Public Records
• 2005-05-12 Sold (Public Records) $42,000 Public Records
• 2005-01-19 Sold (Public Records) $10,200 Public Records

Property tax history

+9.9%/yr

Latest (2025): $393 · +8.2% YoY. Source: county tax records.