2500 33rd St SW · Lehigh Acres, FL 33976

$349,900

3 bd · 2.0 ba · 1,813 sqft · Land · 34 Days on market

Built 2025 0.41 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 +6.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks

Beautiful new Construction home with over 1800 square feet! 3 bedrooms plus a Den, 2 full bathrooms. Offers a 2 car garage, Lanai, and in-home laundry. Upgrades throughout include Hurricane Impact windows and doors, extra high ceilings with coffers (9-13 feet), Tile floors throughout, Granite countertops and soft close wood cabinets throughout. Island kitchen with waterfall edges. Master suite has a large walk in closet. Master bathroom features dual sinks, and a separate tub and walk-in shower. Ready for an Outdoor Kitchen. Last house on a dead end street, offering more privacy. Almost complete, come see it today! New pics coming soon. Sod has been installed. Expected completion June 2026

Key facts

• Extra high ceilings
• Island kitchen
• Dead end street

Tags

• HURRICANE IMPACT WINDOWS
• EXTRA HIGH CEILINGS
• ISLAND KITCHEN
• WALK IN CLOSET
• OUTDOOR KITCHEN
• DEAD END STREET

Property features AI

Finance

• Other: Lot size approximately 0.414 acres
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: High impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Entry level: 1; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Open porch; Security / high impact doors; Dead-end lot; Rectangular lot; North exposure

Interior

• Kitchen: Disposal; Eat-in kitchen; Breakfast bar
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Impact glass windows; Breakfast bar; Bathtub; Coffered ceilings; Eat-in kitchen; High ceilings; Separate shower; Walk-in closets; Split bedroom floorplan; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-644 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (35.8% below list).
• Recommended offer: $225k (35.8% 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 soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $16k; list at $350k implies a 2101% 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 $224,630 (35.8% 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 34 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.88%
• DSCR: 0.65
• GRM: 13.0

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: 18.0%
• Equity multiple: 2.46×
• Total profit: $143,031
• Equity at exit: $315,218

10-year hold

• IRR: 16.3%
• Equity multiple: 5.51×
• Total profit: $441,712
• Equity at exit: $679,779

Cash invested: $97,972 (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: 788
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-644

Break-even live

Break-even rent $3,061

Max offer price $256,784

Occupancy floor —

Sensitivity live

Price	-10% $-402	-5% $-523	+0% $-644	+5% $-764	+10% $-885
Rent	-10% $-821	-5% $-732	+0% $-644	+5% $-555	+10% $-466
Rate	-1.0pp $-467	-0.5pp $-555	base $-644	+0.5pp $-734	+1.0pp $-826

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	0.26mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	0.28mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.33mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.33mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	0.36mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	0.37mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	0.38mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	0.44mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	25d	1	0.54mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	25d	1	0.54mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	0.55mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.56mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	25d	1	0.59mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.59mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	25d	1	0.60mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	0.62mi
212 Pullman St Lehigh Acres, FL	3.0	2.0	2396	$1,800	$0.75	25d	1	0.65mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.65mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	25d	1	0.69mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	0.69mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	0.72mi
9099 Leatherwood Loop Lehigh Acres, FL	2.0	2.0	1564	$2,400	$1.53	25d	1	0.75mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	0.76mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.76mi
633 Alabama Rd S Lehigh Acres, FL	3.0	2.0	2422	$1,500	$0.62	25d	1	0.77mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.78mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.82mi
4601 Elva Ave S Lehigh Acres, FL	4.0	3.0	2362	$2,500	$1.06	23d	1	0.86mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.89mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.91mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	0.94mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.95mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.95mi
531 Alabama Rd S Lehigh Acres, FL	2.0	2.0	2612	$1,750	$0.67	25d	1	0.96mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.97mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.99mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	25d	1	0.99mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	5d	1	0.99mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	25d	1	0.99mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	1.00mi

Listing history 18 events

1. 2026-06-22
   days on market $349,900 Active 34 DOM
2. 2026-06-17
   days on market $349,900 Active 30 DOM
3. 2026-06-16
   days on market $349,900 Active 29 DOM
4. 2026-06-15
   days on market $349,900 Active 28 DOM
5. 2026-06-13
   days on market $349,900 Active 26 DOM
6. 2026-06-10
   days on market $349,900 Active 23 DOM
7. 2026-06-09
   days on market $349,900 Active 22 DOM
8. 2026-06-08
   days on market $349,900 Active 21 DOM
9. 2026-06-07
   days on market $349,900 Active 20 DOM
10. 2026-06-03
    days on market $349,900 Active 16 DOM
11. 2026-06-02
    days on market $349,900 Active 15 DOM
12. 2026-06-01
    days on market $349,900 Active 14 DOM
13. 2026-05-31
    days on market $349,900 Active 13 DOM
14. 2026-05-17
    listed $349,900 Active
15. 2021-08-23
    soldstatus $15,900
16. 2005-02-10
    soldstatus $22,000
17. 2005-02-10
    soldstatus $23,000
18. 2004-12-07
    listed $22,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,956
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$10,179
• Taxable loss: −$14,134
• Est. tax savings @ 24.0%: +$3,392
• After-tax cash flow: $-4,330/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

+1490.5% since first listed

5 events — show timeline

• 2026-05-17 Listed $349,900 FORTMLS
• 2021-08-23 Sold (Public Records) $15,900 Public Records
• 2005-02-10 Sold (Public Records) $23,000 Public Records
• 2005-02-10 Sold (Public Records) $22,000 Public Records
• 2004-12-07 Listed $22,000 FORTMLS

Property tax history

+18.2%/yr

Latest (2025): $547 · +12.2% YoY. Source: county tax records.