Lehigh Block 3/2, 2025 Roof, Flex Room, Flood Zone X, $199.9K

Built in 2005, this 1,666 heated sq. ft. concrete block 3 bed / 2 bath home has 2,093 total sq. ft., a 2-car garage, screened lanai, and a den/flex room. 2025 roof. Interior condition is dated, needs AC plus flooring, paint, kitchen refresh, bath updates, fixtures, and cleanup. It is occupied with a 7-day post-occupancy. Flood Zone X.

House Assets:

• 2025 roof.
• Block construction
• Larger-than-average layout. 1,666 heated SF with den/flex room, screened lanai, and 2-car garage.
• Flood Zone X. No flood-zone drag on resale compared with higher-risk pockets.
• 2005 build. Still competes with new construction around it, although we put our arv under so you outshine those.

Repairs Needed (Estimated):

• AC and possible duct corrections
• Kitchen: Investor-grade shaker, quartz or granite, sink, faucet, and stainless package.
• Bathrooms: Vanities, tops, mirrors, lighting, plumbing trim, and finish cleanup.
• Flooring: Full LVP or similar package across 1,666 SF.
• Interior paint / patch / trim / doors / fixtures
• Exterior paint touch-up / lanai ceiling / pressure wash / landscaping / trash-out
• Contingency / permits / misc well-septic-water-treatment or plumbing-electrical surprises

🟣 Comparable Sales

1. 4214 21st St SW | 3/2 | 1,408 SF | $320,000 Closed 4/1/2026 ($227/SF). About 0.45 miles away. Same-era block sale and still the clearest immediate closed ceiling in the grid. Important comp, but it is 258 SF smaller, so it should be used as an upper bound, not a straight plug-in.
2. 3912 16th St SW | 3/2 | 1,438 SF | $290,000 Closed 11/5/2025 ($202/SF). About 0.12 miles away. Back research showed 2025 roof, hurricane windows, and new carpet. Very useful nearby benchmark for a cleaner, more worry-free finished product.
3. 4108 13th St SW | 3/2 | 1,416 SF | $280,000 Closed 3/16/2026 ($198/SF). About 0.36 miles away. Listing history pointed to new roof, HVAC, water heater, water treatment equipment, and other updates. I am keeping this one in the core set because it is close, same era, and clearly relevant even though it is smaller.
4. 1404 Curtis Ave S | 3/2 | 1,407 SF | $281,000 Closed 11/18/2025 ($200/SF). About 0.22 miles away. Well-maintained layout with open-plan utility and tile flooring, but it does not read as a true top-end retail renovation. Good lower-bracket support.

Market Context (Not Driving Baseline ARV):

• 4306 14th St SW | 3/2 | 1,408 SF | Pending at $274,900. Marketed as totally remodeled with stainless appliances, impact windows, newer roof, and newer AC. Useful reality check that polished smaller product is still trading in the high-$200s.
• 4307 12th St SW | 3/2 | 1,485 SF | Pending at $274,900. Updated presentation with open floor plan and stainless appliances. Again helpful as a market check, but not a closed sale.

🟡 ARV & Rental Analysis

The best takeaway from the comp set is that the subject should not be valued exactly like the 1,400 SF closings, but it also should not be pushed all the way into the CMA’s mid-$330s just because it is larger. The extra 225 to 260 SF, plus the den/flex room, absolutely deserves a positive adjustment over the $280,000 to $290,000 closings. But the strongest remodeled market checks are still hanging around the mid-to-high $200s, and 4214 at $320,000 remains the most defensible nearby ceiling comp. Best support comes from 4214 21st, 3912 16th, 4108 13th, and 1404 Curtis used together.

Estimated ARV: $305,000 to $320,000 +/-

Conservative underwriting ARV: $315,000 +/-

Rental Comps:

• 2914 24th St SW | 3/2 | 1,537 SF | $2,250/mo
• 2809 25th St SW | 3/2 | 1,583 SF | $2,300/mo
• 2606 25th St SW | 3/2 | 1,588 SF | $2,300/mo
• 2707 30th St SW | 3/2 | 1,195 SF | $1,950/mo

Projected Rent (renovated, annual unfurnished): $2,050 to $2,300/mo +/-