1127 Rachel St E · Lehigh Acres, FL 33974

$270,000

3 bd · 3.0 ba · 1,057 sqft · Land · 153 Days on market

Built 2025 0.27 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 +6.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

Key facts

• Impact glass windows
• New construction
• Island kitchen

Tags

• NEW CONSTRUCTION
• PORCELAIN TILE FLOORING
• ISLAND KITCHEN
• IMPACT GLASS WINDOWS
• ENERGY EFFICIENCY
• ATTACHED SINGLE CAR GARAGE

Property features AI

Finance

• Other: Lot area approximately 0.2665 acres; Lot dimensions roughly 93 x 125 (front/back x sides); Zoning RS-1; View: Wooded area; Possession at closing
• HOA & community: No HOA maintenance or amenities; Non-gated community

Exterior

• Parking: Attached garage (1 car); Driveway with paved parking for 2+ vehicles
• Security: Impact-resistant doors and windows; Smoke detectors
• Utilities: Well water; Septic sewer; Electric service; Cable available
• Home design: Single-family residential; 1 story / ranch; Rear exposure facing north; Located in Lehigh Acres development
• Construction: Concrete block construction; Shingle roof; Built in 2025; Property sits on a regular lot
• Exterior features: Room for pool; Stucco exterior; Single-hung and sliding windows; Impact-resistant doors and windows; Paved public road access

Interior

• Kitchen: Range; Microwave; Refrigerator / icemaker; Disposal
• Bedrooms: 3 bedrooms; Master bedroom on ground floor; First-floor bedroom; Split bedroom arrangement
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Open porch/lanai; Dining area in living room; Great room floor plan; Split bedroom layout
• Laundry & utility: Washer/dryer hookup; Laundry in residence; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (32.7% below list).
• Recommended offer: $182k (32.7% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $29k of equity ($2k loan paydown + $27k 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

• It's been on market 153 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $270k implies a 1400% 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,588 (32.7% 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 153 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 12.4

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: 17.9%
• Equity multiple: 2.46×
• Total profit: $110,089
• Equity at exit: $243,237

10-year hold

• IRR: 16.3%
• Equity multiple: 5.49×
• Total profit: $339,735
• Equity at exit: $524,551

Cash invested: $75,600 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-498

Break-even live

Break-even rent $2,446

Max offer price $197,964

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	3d	1	0.33mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	0.93mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.10mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	3d	1	1.14mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	3d	1	1.15mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	14d	1	1.49mi

Listing history 19 events

1. 2026-06-17
   days on market $270,000 Active 153 DOM
2. 2026-06-16
   days on market $270,000 Active 152 DOM
3. 2026-06-15
   days on market $270,000 Active 151 DOM
4. 2026-06-13
   days on market $270,000 Active 149 DOM
5. 2026-06-10
   days on market $270,000 Active 146 DOM
6. 2026-06-09
   days on market $270,000 Active 145 DOM
7. 2026-06-07
   days on market $270,000 Active 143 DOM
8. 2026-06-02
   days on market $270,000 Active 138 DOM
9. 2026-06-01
   days on market $270,000 Active 137 DOM
10. 2026-06-01
    days on market $270,000 Active 136 DOM
11. 2026-03-09
    price $270,000
12. 2026-01-15
    listed $285,000 Active
13. 2024-10-02
    soldstatus $18,000
14. 2024-09-20
    soldstatus $18,000 Closed 267-char remark

    Show marketing remark (267 chars)

    Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

15. 2024-09-19
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

16. 2024-08-19
    price $19,900 267-char remark

    Show marketing remark (267 chars)

    Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

17. 2024-05-29
    status Active 267-char remark

    Show marketing remark (267 chars)

    Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

18. 2024-05-28
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

19. 2024-02-13
    listed $21,500 Active 267-char remark

    Show marketing remark (267 chars)

    Discover the ideal location for your future home on this spacious vacant land zoned for single family residential development. This lot provides a blank slate for you to create the perfect residence tailored to your lifestyle. Don't miss this chance to own this land.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $21,791
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$2,148
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$7,855
• Taxable loss: −$10,872
• Est. tax savings @ 24.0%: +$2,609
• After-tax cash flow: $-3,365/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

+1155.8% since first listed

9 events — show timeline

• 2026-03-09 Price Changed $270,000 NAPLESMLS
• 2026-01-15 Listed $285,000 NAPLESMLS
• 2024-10-02 Sold (Public Records) $18,000 Public Records
• 2024-09-20 Sold (MLS) $18,000 FORTMLS
• 2024-09-19 Pending — FORTMLS
• 2024-08-19 Price Changed $19,900 FORTMLS
• 2024-05-29 Relisted — FORTMLS
• 2024-05-28 Pending — FORTMLS
• 2024-02-13 Listed $21,500 FORTMLS

Property tax history

+18.2%/yr

Latest (2025): $449 · +25.0% YoY. Source: county tax records.