918 Anaconda Ave S · Lehigh Acres, FL 33974

$264,900

3 bd · 2.0 ba · 1,061 sqft · Land · 10 Days on market

Built 2025 10,750 sqft lot

---

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 +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.3/5.0
• DSCR +1.2/10.0

Listing remarks MLS

Brand-new construction * MOVE IN READY NEW DREAM HOME * * Seller Willing to offer up to $10,000 toward buyer's closing costs * * - Be the first to live in this Gorgeous Three Bedroom, Two Bath Home with Garage, on a spacious canal front lot. * * Oversized luxury tile flooring throughout every room complimented by impact-rated windows that let you enjoy the wonderful Florida Sunshine! The Modern Kitchen has custom cabinetry, quartz countertops, & stainless-steel appliances. Spacious deluxe bathrooms feature beautiful cabinetry, roomy showers. .. like a spa! This HOME sits on a rare quarter-acre lot & offers great outdoor space . .. A Great Location & neighborhood to enjoy, with NO homeowners association/HOA * * Your NEW FLORIDA HOME just one call away. ..

Key facts

• Custom cabinetry
• Quartz countertops
• Modern luxe kitchen

Tags

• CANAL FRONT LOT
• OVERSIZED LUXURY TILE FLOORING
• IMPACT RATED WINDOWS
• MODERN LUXE KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (30.9% below list).
• Recommended offer: $183k (30.9% 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+, 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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.
• Current owner paid $24k; list at $265k implies a 1027% gain — meaningful room to come down on a strong offer.

Recommended offer $183,008 (30.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 12.1

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: 19.1%
• Equity multiple: 2.54×
• Total profit: $114,421
• Equity at exit: $238,643

10-year hold

• IRR: 17.1%
• Equity multiple: 5.67×
• Total profit: $346,682
• Equity at exit: $514,642

Cash invested: $74,172 (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: $1,830 high
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-385

Break-even live

Break-even rent $2,317

Max offer price $209,204

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-293	+0% $-385	+5% $-476	+10% $-568
Rent	-10% $-529	-5% $-457	+0% $-385	+5% $-313	+10% $-240
Rate	-1.0pp $-251	-0.5pp $-318	base $-385	+0.5pp $-454	+1.0pp $-523

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	22d	1	0.37mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	22d	1	0.48mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	24d	1	0.48mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	20d	1	0.48mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	4d	1	0.64mi
558 Nimitz Blvd Lehigh Acres, FL	3.0	2.0	1186	$1,595	$1.34	24d	1	0.65mi
1092 Norton Ave S Lehigh Acres, FL	2.0	1.0	896	$1,450	$1.62	3d	1	0.67mi
548 Knapp St Lehigh Acres, FL	3.0	2.0	1182	$1,565	$1.32	15d	1	0.67mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	24d	1	0.76mi
758 Worth Ave Lehigh Acres, FL	3.0	2.0	1360	$2,000	$1.47	16d	1	0.83mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	22d	1	1.09mi
744 Oakridge Ave S Lehigh Acres, FL	3.0	2.0	1493	$2,000	$1.34	20d	1	1.09mi
528 Raintree St E Lehigh Acres, FL	4.0	3.0	1400	$1,700	$1.21	24d	1	1.10mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	24d	1	1.14mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	15d	1	1.19mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.27mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	24d	1	1.27mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	16d	1	1.33mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	1.43mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $264,900 Active 10 DOM
2. 2026-06-17
   days on market $264,900 Active 9 DOM
3. 2026-06-16
   days on market $264,900 Active 8 DOM
4. 2026-06-15
   days on market $264,900 Active 7 DOM
5. 2026-06-13
   days on market $264,900 Active 5 DOM
6. 2026-06-10
   days on market $264,900 Active 2 DOM
7. 2026-06-09
   remarks 687-char remark
8. 2026-06-09
   pricestatusdays on marketlisting id $264,900 Active 1 DOM
9. 2026-03-18
   status Pending

   Show marketing remark (788 chars)

   Brand-new construction * MOVE IN READY NEW DREAM HOME * * Seller Willing to offer up to $10,000 toward buyer's closing costs * * - Be the first to live in this Gorgeous Three Bedroom, Two Bath Home with Garage, on a spacious canal front lot. * * Oversized luxury tile flooring throughout every room complimented by impact-rated windows that let you enjoy the wonderful Florida Sunshine! The Modern Kitchen has custom cabinetry, quartz countertops, & stainless-steel appliances. Spacious deluxe bathrooms feature beautiful cabinetry, roomy showers. .. like a spa! This HOME sits on a rare quarter-acre lot & offers great outdoor space . .. A Great Location & neighborhood to enjoy, with NO homeowners association/HOA * * Your NEW FLORIDA HOME just one call away. ..

10. 2026-03-18
    status Pending 788-char remark

    Show marketing remark (788 chars)

    Brand-new construction * MOVE IN READY NEW DREAM HOME * * Seller Willing to offer up to $10,000 toward buyer's closing costs * * - Be the first to live in this Gorgeous Three Bedroom, Two Bath Home with Garage, on a spacious canal front lot. * * Oversized luxury tile flooring throughout every room complimented by impact-rated windows that let you enjoy the wonderful Florida Sunshine! The Modern Kitchen has custom cabinetry, quartz countertops, & stainless-steel appliances. Spacious deluxe bathrooms feature beautiful cabinetry, roomy showers. .. like a spa! This HOME sits on a rare quarter-acre lot & offers great outdoor space . .. A Great Location & neighborhood to enjoy, with NO homeowners association/HOA * * Your NEW FLORIDA HOME just one call away. ..

11. 2026-02-26
    price $259,900 788-char remark

    Show marketing remark (788 chars)

    Brand-new construction * MOVE IN READY NEW DREAM HOME * * Seller Willing to offer up to $10,000 toward buyer's closing costs * * - Be the first to live in this Gorgeous Three Bedroom, Two Bath Home with Garage, on a spacious canal front lot. * * Oversized luxury tile flooring throughout every room complimented by impact-rated windows that let you enjoy the wonderful Florida Sunshine! The Modern Kitchen has custom cabinetry, quartz countertops, & stainless-steel appliances. Spacious deluxe bathrooms feature beautiful cabinetry, roomy showers. .. like a spa! This HOME sits on a rare quarter-acre lot & offers great outdoor space . .. A Great Location & neighborhood to enjoy, with NO homeowners association/HOA * * Your NEW FLORIDA HOME just one call away. ..

12. 2026-01-29
    listed $268,900 Active 788-char remark

    Show marketing remark (788 chars)

    Brand-new construction * MOVE IN READY NEW DREAM HOME * * Seller Willing to offer up to $10,000 toward buyer's closing costs * * - Be the first to live in this Gorgeous Three Bedroom, Two Bath Home with Garage, on a spacious canal front lot. * * Oversized luxury tile flooring throughout every room complimented by impact-rated windows that let you enjoy the wonderful Florida Sunshine! The Modern Kitchen has custom cabinetry, quartz countertops, & stainless-steel appliances. Spacious deluxe bathrooms feature beautiful cabinetry, roomy showers. .. like a spa! This HOME sits on a rare quarter-acre lot & offers great outdoor space . .. A Great Location & neighborhood to enjoy, with NO homeowners association/HOA * * Your NEW FLORIDA HOME just one call away. ..

13. 2026-01-24
    listed $259,900 Active
14. 2025-12-23
    historical
15. 2025-12-01
    price $277,999
16. 2025-11-01
    price $289,999
17. 2025-10-24
    listed $299,999 Active
18. 2024-09-16
    soldstatus $23,500 Closed
19. 2024-09-13
    soldstatus $47,000
20. 2024-08-12
    status Pending
21. 2024-07-30
    status Active
22. 2024-07-22
    status Pending
23. 2024-07-19
    listed $23,500 Active
24. 2024-07-03
    soldstatus $28,000 Closed
25. 2024-07-03
    soldstatus $28,000 Closed
26. 2024-07-03
    soldstatus $28,000
27. 2024-06-20
    status Pending
28. 2024-06-20
    status Pending
29. 2024-06-18
    listed $35,000 Active
30. 2024-06-18
    listed $35,000 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: $21,961
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$7,706
• Taxable loss: −$9,395
• Est. tax savings @ 24.0%: +$2,255
• After-tax cash flow: $-2,364/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

+642.6% since first listed

22 events — show timeline

• 2026-03-18 Pending — Beaches MLS
• 2026-03-18 Pending — NAPLESMLS
• 2026-02-26 Price Changed $259,900 NAPLESMLS
• 2026-01-29 Listed $268,900 NAPLESMLS
• 2026-01-24 Listed $259,900 Beaches MLS
• 2025-12-23 Listing Removed — FORTMLS
• 2025-12-01 Price Changed $277,999 FORTMLS
• 2025-11-01 Price Changed $289,999 FORTMLS
• 2025-10-24 Listed $299,999 FORTMLS
• 2024-09-16 Sold (MLS) $23,500 FORTMLS
• 2024-09-13 Sold (Public Records) $47,000 Public Records
• 2024-08-12 Pending — FORTMLS
• 2024-07-30 Relisted — FORTMLS
• 2024-07-22 Pending — FORTMLS
• 2024-07-19 Listed $23,500 FORTMLS
• 2024-07-03 Sold (Public Records) $28,000 Public Records
• 2024-07-03 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-03 Sold (MLS) $28,000 FORTMLS
• 2024-06-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-20 Pending — FORTMLS
• 2024-06-18 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Listed $35,000 FORTMLS

Property tax history

+2.2%/yr

Latest (2025): $445 · +31.3% YoY. Source: county tax records.