850 Foxtail St · Lehigh Acres, FL 33974

$317,600

3 bd · 2.0 ba · 1,626 sqft · Land · 12 Days on market

Built 2026 10,624 sqft 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 +6.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• Rent growth +1.3/5.0
• DSCR +0.3/10.0

Listing remarks MLS

Perfect location for your NEW CONSTRUCTION HOME. Just minutes from Daniels Parkway and 82! - Come enjoy the SW Florida Lifestyle and build your next home situated in a quaint and quiet neighborhood of Lehigh Acres this is the perfect and most affordable location for residents in all SWFL. You have your country-like feeling out here then a small drive to a plethora of activities throughout SW Florida. There is something to offer for all your recreational needs starting with several golf courses, parks, and nature preservation. Enjoy “Shopping Oasis” like different outlet stores which are very close in reach of here too. Super convenient location to SWFL Intl. Airport, Fenway South, Ft. Myers Gulf Coast Town Center and many other popular spots too! Come Look, New construction is going up all around.

Key facts

• Newly constructed
• Spacious rooms
• Functional layout

Tags

• NEWLY CONSTRUCTED
• SPACIOUS ROOMS
• FUNCTIONAL LAYOUT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open porch; Sprinkler/irrigation system (automatic); Security/high-impact doors; South exposure; Rectangular lot

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Disposal
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Family/Dining room; Living/Dining room; Pantry; Shower-only bath with separate shower; Walk-in closets; Split bedroom floorplan; Unfurnished
• Laundry & utility: Inside laundry; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $318k.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (36.9% below list).
• Recommended offer: $200k (36.9% 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 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 33% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $17k; list at $318k implies a 1779% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,382 (36.9% 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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.26%
• DSCR: 0.63
• GRM: 13.2

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: 17.7%
• Equity multiple: 2.44×
• Total profit: $128,162
• Equity at exit: $286,119

10-year hold

• IRR: 16.2%
• Equity multiple: 5.47×
• Total profit: $397,607
• Equity at exit: $617,027

Cash invested: $88,928 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,666
• Tax est. 1.5%: −$397 /mo · $4,764/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-612

Break-even live

Break-even rent $2,778

Max offer price $229,065

Occupancy floor —

Sensitivity live

Price	-10% $-392	-5% $-502	+0% $-612	+5% $-722	+10% $-831
Rent	-10% $-770	-5% $-691	+0% $-612	+5% $-533	+10% $-454
Rate	-1.0pp $-452	-0.5pp $-531	base $-612	+0.5pp $-694	+1.0pp $-778

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: $79,400
• Closing costs: $9,528
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	25d	1	0.27mi
826 Dawhert Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.44mi
907 Chenault St Lehigh Acres, FL	2.0	4.0	1200	$1,250	$1.04	16d	1	0.46mi
927 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.51mi
925 Chenault St Lehigh Acres, FL	3.0	2.0	1132	$1,700	$1.50	25d	1	0.51mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.51mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	25d	1	0.53mi
750 Newhall St E Lehigh Acres, FL	3.0	2.0	1147	$1,675	$1.46	21d	1	0.53mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	16d	1	0.57mi
930 Ainsworth St W Lehigh Acres, FL	3.0	2.0	1165	$1,395	$1.20	18d	1	0.59mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.60mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	25d	1	0.60mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	25d	1	0.62mi
762 Gallo Ave S #764 Lehigh Acres, FL	3.0	2.0	1127	$1,195	$1.06	23d	1	0.62mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	5d	1	0.62mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	13d	1	0.71mi
736 Barcia St E Lehigh Acres, FL	4.0	2.0	1833	$1,775	$0.97	25d	1	0.72mi
1076 Gunby Ave S Lehigh Acres, FL	3.0	2.0	1258	$2,100	$1.67	25d	1	0.72mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	25d	1	0.73mi
737 Almelia St E Lehigh Acres, FL	3.0	2.0	1404	$1,745	$1.24	23d	1	0.76mi
1111 Gunby Ave S Unit S Lehigh Acres, FL	3.0	2.0	1546	$2,200	$1.42	4d	1	0.85mi
711 Nimitz Blvd Lehigh Acres, FL	4.0	2.0	1571	$2,191	$1.39	5d	1	0.87mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.95mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	5d	1	0.95mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.95mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	12d	1	0.95mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	23d	1	0.97mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	25d	1	0.99mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	23d	1	1.00mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	13d	1	1.06mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	1.06mi
652 Keller St E Lehigh Acres, FL	3.0	2.0	1417	$1,861	$1.31	23d	1	1.07mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	16d	1	1.08mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	5d	1	1.10mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.13mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	25d	1	1.19mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	5d	1	1.20mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	18d	1	1.26mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	25d	1	1.28mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	25d	1	1.28mi

Listing history 13 events

1. 2026-06-07
   status $317,600 Pending 12 DOM
2. 2026-06-03
   days on market $317,600 Active 12 DOM
3. 2026-06-02
   days on market $317,600 Active 11 DOM
4. 2026-06-01
   days on market $317,600 Active 10 DOM
5. 2026-05-31
   days on market $317,600 Active 9 DOM
6. 2026-05-22
   listed $317,600 Active
7. 2023-06-22
   soldstatus $16,900
8. 2023-06-15
   soldstatus $16,900 Closed 820-char remark

   Show marketing remark (820 chars)

   Perfect location for your NEW CONSTRUCTION HOME. Just minutes from Daniels Parkway and 82! - Come enjoy the SW Florida Lifestyle and build your next home situated in a quaint and quiet neighborhood of Lehigh Acres this is the perfect and most affordable location for residents in all SWFL. You have your country-like feeling out here then a small drive to a plethora of activities throughout SW Florida. There is something to offer for all your recreational needs starting with several golf courses, parks, and nature preservation. Enjoy “Shopping Oasis” like different outlet stores which are very close in reach of here too. Super convenient location to SWFL Intl. Airport, Fenway South, Ft. Myers Gulf Coast Town Center and many other popular spots too! Come Look, New construction is going up all around.

9. 2023-05-30
   status Pending 820-char remark

   Show marketing remark (820 chars)

   Perfect location for your NEW CONSTRUCTION HOME. Just minutes from Daniels Parkway and 82! - Come enjoy the SW Florida Lifestyle and build your next home situated in a quaint and quiet neighborhood of Lehigh Acres this is the perfect and most affordable location for residents in all SWFL. You have your country-like feeling out here then a small drive to a plethora of activities throughout SW Florida. There is something to offer for all your recreational needs starting with several golf courses, parks, and nature preservation. Enjoy “Shopping Oasis” like different outlet stores which are very close in reach of here too. Super convenient location to SWFL Intl. Airport, Fenway South, Ft. Myers Gulf Coast Town Center and many other popular spots too! Come Look, New construction is going up all around.

10. 2023-05-17
    listed $18,000 Active 820-char remark

    Show marketing remark (820 chars)

    Perfect location for your NEW CONSTRUCTION HOME. Just minutes from Daniels Parkway and 82! - Come enjoy the SW Florida Lifestyle and build your next home situated in a quaint and quiet neighborhood of Lehigh Acres this is the perfect and most affordable location for residents in all SWFL. You have your country-like feeling out here then a small drive to a plethora of activities throughout SW Florida. There is something to offer for all your recreational needs starting with several golf courses, parks, and nature preservation. Enjoy “Shopping Oasis” like different outlet stores which are very close in reach of here too. Super convenient location to SWFL Intl. Airport, Fenway South, Ft. Myers Gulf Coast Town Center and many other popular spots too! Come Look, New construction is going up all around.

11. 2012-11-21
    soldstatus $128,250
12. 2012-11-21
    soldstatus $171,000
13. 2003-01-23
    soldstatus $101,000

ⓘ 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 4/10 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: $24,046
• − Mortgage interest: −$17,791
• − Property taxes: −$4,764
• − Insurance: −$1,588
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$9,239
• Taxable loss: −$13,183
• Est. tax savings @ 24.0%: +$3,164
• After-tax cash flow: $-4,178/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

+214.5% since first listed

8 events — show timeline

• 2026-05-22 Listed $317,600 FORTMLS
• 2023-06-22 Sold (Public Records) $16,900 Public Records
• 2023-06-15 Sold (MLS) $16,900 FORTMLS
• 2023-05-30 Pending — FORTMLS
• 2023-05-17 Listed $18,000 FORTMLS
• 2012-11-21 Sold (Public Records) $171,000 Public Records
• 2012-11-21 Sold (Public Records) $128,250 Public Records
• 2003-01-23 Sold (Public Records) $101,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $428 · +10.5% YoY. Source: county tax records.