2804 1st St W · Lehigh Acres, FL 33971

$279,097

3 bd · 2.0 ba · 1,487 sqft · Land · 3 Days on market

Built 2026 10,759 sqft lot

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Why this score? — see what drove the F 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. THIS HOME IS READY FOR YOU NOW!! This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner’s suite with an attached bathroom and walk-in closet. Discover the allure of Lennar's standalone homes throughout Lehigh Acres, where you can enjoy the advantages of a Lennar home with no HOA fees. Prices, dimensions and features may vary

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $279k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (26.4% below list).
• Recommended offer: $205k (26.4% 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); 1335 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $224k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,278 (26.4% 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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.09×
• Total profit: $-70,769
• Equity at exit: $41,614

10-year hold

• IRR: -42.2%
• Equity multiple: -0.41×
• Total profit: $-109,932
• Equity at exit: $24,131

Cash invested: $78,147 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,464
• Tax est. 1.5%: −$349 /mo · $4,186/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-307

Break-even live

Break-even rent $2,441

Max offer price $234,662

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-211	+0% $-307	+5% $-404	+10% $-500
Rent	-10% $-469	-5% $-388	+0% $-307	+5% $-226	+10% $-145
Rate	-1.0pp $-167	-0.5pp $-236	base $-307	+0.5pp $-379	+1.0pp $-453

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: $69,774
• Closing costs: $8,373
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	24d	1	0.30mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.45mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	15d	1	0.45mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	24d	1	0.51mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.54mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	24d	1	0.61mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.70mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	0.74mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	0.78mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	0.83mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	0.84mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	20d	1	0.85mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	0.85mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	24d	1	0.85mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	24d	1	0.90mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	0.93mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.93mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.94mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	0.95mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	0.95mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	3d	1	0.98mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	24d	1	1.00mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	24d	1	1.00mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	1.02mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	1.02mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.02mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.03mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.03mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	1.06mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	24d	1	1.07mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	21d	1	1.09mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	1.12mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	24d	1	1.17mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	1.21mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	1.22mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	3d	1	1.24mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	24d	1	1.24mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	1.25mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	1.29mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	1.31mi

Listing history 6 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   listed $279,097 Active
3. 2025-10-06
   soldstatus $224,000
4. 2022-07-06
   soldstatus $244,000
5. 2016-01-08
   soldstatus $2,000,000
6. 2005-04-11
   soldstatus $23,500

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $24,633
• − Mortgage interest: −$15,634
• − Property taxes: −$4,186
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$8,119
• Taxable loss: −$8,643
• Est. tax savings @ 24.0%: +$2,074
• After-tax cash flow: $-1,611/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+1087.6% since first listed

6 events — show timeline

• 2026-04-20 Pending — NAPLESMLS
• 2026-04-17 Listed $279,097 NAPLESMLS
• 2025-10-06 Sold (Public Records) $224,000 Public Records
• 2022-07-06 Sold (Public Records) $244,000 Public Records
• 2016-01-08 Sold (Public Records) $2,000,000 Public Records
• 2005-04-11 Sold (Public Records) $23,500 Public Records

Property tax history

+20.0%/yr

Latest (2025): $518 · +9.6% YoY. Source: county tax records.