2915 28th St SW · Lehigh Acres, FL 33976

$330,000

3 bd · 2.0 ba · 1,601 sqft · SingleFamily public records · 82 Days on market

Built 2025 0.25 ac lot Est $346k · at est.

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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 +9.6/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +1.2/10.0

Listing remarks

BRAND NEW HOME! Move -in ready. In Lehigh Acres FL, Excellent home to live in a quiet and great area, near schools, commercial areas, offering added privacy and tranquility. With 3 large bedrooms and big closet, plus open DEN area, 2 bathrooms, dining room, living room and 2 car garage. This home features 9,5" ceiling, the kitchen boasts Quartz countertops, a breakfast bar, pantry, stainless steel appliances, under-cabinet lad lighting, pantry coffer ceiling, soft 42" close cabinets. Bathrooms Quartz countertops complete with shower and huge freestanding soaking tub, glass doors in shower great walk-in closets, ceiling fans in every bedroom. Built with quality materials, good fini

Key facts

• Pantry
• Quartz countertops
• Added privacy

Tags

• ADDED PRIVACY
• OPEN DEN AREA
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• PANTRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoning: RS-1; Lot described as regular on a 0.25-acre parcel; Total area listed as 2,200 (measure source: Property Appraiser Office); Boat access: concrete dock; Possession at closing; Subdivision: Lehigh Acres
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Attached garage with 1 garage space
• Security: Impact resistant doors and windows
• Utilities: Well water; Septic sewer; Electric service; Cable available
• Home design: Single family residence; Manufactured construction; Florida style; 1 story; Rear exposure facing southwest
• Construction: Stucco exterior; Shingle roof; Built in 2025; Manufactured home construction
• Exterior features: Patio; Impact resistant windows; Impact resistant doors; Concrete dock

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Cooling: see remarks
• Interior features: Built-in cabinets; Breakfast bar; Unfurnished; Open/other floor plan
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (34.5% below list).
• Recommended offer: $216k (34.5% 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 soft (-1.5%/yr); 786 active listings in the ZIP; 40 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 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $14k; list at $330k implies a 2176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,279 (34.5% 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 82 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $345,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2906 29th St SW	0.07mi	3/2.0	1,538 (-4%)	2mo	$335,000	$218	88
3008 23rd St SW	0.35mi	3/2.0	1,637 (+2%)	4mo	$299,900	$183	77
2515 29th St SW	0.64mi	3/2.0	1,630 (+2%)	0mo	$315,000	$193	67
2906 18th St SW	0.65mi	3/2.0	1,536 (-4%)	4mo	$340,000	$221	60
2607 24th St SW	0.60mi	3/2.0	1,543 (-4%)	9mo	$278,000	$180	59
3309 24th St SW	0.74mi	3/2.0	1,600 (-0%)	10mo	$375,000	$234	58
2922 22nd St SW	0.40mi	3/2.0	1,426 (-11%)	9mo	$329,900	$231	56
2823 22nd St SW	0.41mi	4/2.0 (+1)	1,829 (+14%)	1mo	$322,000	$176	51
2916 21st St SW	0.46mi	4/2.0 (+1)	1,426 (-11%)	7mo	$298,990	$210	49
3024 35th St SW	0.43mi	3/2.0	1,389 (-13%)	10mo	$300,000	$216	49
2915 19th St SW	0.55mi	4/2.0 (+1)	1,499 (-6%)	12mo	$325,275	$217	49
2506 25th St SW	0.73mi	4/2.0 (+1)	1,829 (+14%)	3mo	$318,500	$174	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.55×
• Total profit: $142,790
• Equity at exit: $297,290

10-year hold

• IRR: 17.1%
• Equity multiple: 5.69×
• Total profit: $433,141
• Equity at exit: $641,117

Cash invested: $92,400 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$321 /mo · $3,847/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-480

Break-even live

Break-even rent $2,770

Max offer price $245,198

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.21mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	0.25mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	0.26mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.31mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	0.38mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	0.40mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.45mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.46mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.51mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.52mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	0.56mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	14d	1	0.56mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.57mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	0.57mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.58mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	24d	1	0.61mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	0.65mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.67mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	21d	1	0.74mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	24d	1	0.76mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	3d	1	0.77mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.77mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.79mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	24d	1	0.81mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	24d	1	0.82mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.82mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	24d	1	0.83mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.84mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	24d	1	0.84mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.84mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.85mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	24d	1	0.88mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	3d	1	0.88mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	2d	1	0.88mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	0.88mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.92mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	3d	1	0.93mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	10d	1	0.94mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.95mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	24d	1	0.95mi

Listing history 35 events

1. 2026-06-17
   days on market $330,000 Active 82 DOM
2. 2026-06-16
   days on market $330,000 Active 81 DOM
3. 2026-06-15
   days on market $330,000 Active 80 DOM
4. 2026-06-13
   days on market $330,000 Active 78 DOM
5. 2026-06-10
   days on market $330,000 Active 75 DOM
6. 2026-06-09
   days on market $330,000 Active 74 DOM
7. 2026-06-07
   days on market $330,000 Active 72 DOM
8. 2026-06-03
   days on market $330,000 Active 68 DOM
9. 2026-06-02
   days on market $330,000 Active 67 DOM
10. 2026-06-02
    price $330,000 Active 66 DOM
11. 2026-06-01
    days on market $339,999 Active 66 DOM
12. 2026-06-01
    days on market $339,999 Active 65 DOM
13. 2026-05-06
    price $339,999
14. 2026-03-27
    listed $340,000 Active
15. 2026-03-18
    historical
16. 2026-02-21
    price $340,000
17. 2026-02-14
    price $345,000
18. 2026-01-16
    price $349,500
19. 2025-11-11
    price $349,100
20. 2025-09-18
    historical
21. 2025-09-18
    listed $349,900 Active
22. 2025-09-13
    price $349,900
23. 2025-08-16
    price $350,000
24. 2025-08-09
    price $359,000
25. 2025-08-04
    price $368,900
26. 2025-07-19
    price $369,000
27. 2025-05-17
    price $379,000
28. 2025-02-14
    price $380,000
29. 2025-01-30
    price $384,000
30. 2025-01-13
    price $385,000
31. 2024-11-26
    listed $389,000 Active
32. 2022-06-03
    soldstatus $14,500
33. 2019-08-31
    historical
34. 2019-02-12
    listed $12,000 Active
35. 1994-04-25
    soldstatus $5,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,847 · $321/mo
• Projected year-2 tax: $3,847 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,953
• − Mortgage interest: −$18,485
• − Property taxes: −$3,847
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$9,600
• Taxable loss: −$11,781
• Est. tax savings @ 24.0%: +$2,828
• After-tax cash flow: $-2,933/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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

+6700.0% since first listed

23 events — show timeline

• 2026-05-06 Price Changed $339,999 NAPLESMLS
• 2026-03-27 Listed $340,000 NAPLESMLS
• 2026-03-18 Listing Removed — FORTMLS
• 2026-02-21 Price Changed $340,000 FORTMLS
• 2026-02-14 Price Changed $345,000 FORTMLS
• 2026-01-16 Price Changed $349,500 FORTMLS
• 2025-11-11 Price Changed $349,100 FORTMLS
• 2025-09-18 Listing Removed — NAPLESMLS
• 2025-09-18 Listed $349,900 FORTMLS
• 2025-09-13 Price Changed $349,900 NAPLESMLS
• 2025-08-16 Price Changed $350,000 NAPLESMLS
• 2025-08-09 Price Changed $359,000 NAPLESMLS
• 2025-08-04 Price Changed $368,900 NAPLESMLS
• 2025-07-19 Price Changed $369,000 NAPLESMLS
• 2025-05-17 Price Changed $379,000 NAPLESMLS
• 2025-02-14 Price Changed $380,000 NAPLESMLS
• 2025-01-30 Price Changed $384,000 NAPLESMLS
• 2025-01-13 Price Changed $385,000 NAPLESMLS
• 2024-11-26 Listed $389,000 NAPLESMLS
• 2022-06-03 Sold (Public Records) $14,500 Public Records
• 2019-08-31 Listing Removed — FORTMLS
• 2019-02-12 Listed $12,000 FORTMLS
• 1994-04-25 Sold (Public Records) $5,000 Public Records

Property tax history

+43.9%/yr

Latest (2025): $3,847 · +762.2% YoY. Source: county tax records.