2603 52nd St W · Lehigh Acres, FL 33971

$280,000

3 bd · 2.0 ba · 1,427 sqft · Land · 54 Days on market

Built 2026 0.25 ac 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the heart of Lehigh Acres, this residential lot measures 85 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Air Port, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property

Key facts

• Large center island
• Spacious backyard
• Modern kitchen

Tags

• BRAND NEW CONSTRUCTION
• OPEN CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE CENTER ISLAND
• SPACIOUS BACKYARD
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Zoning: RS-1
• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Security/high impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Entry level: 1; Faces north; Property condition: New construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Security/high impact doors; Rectangular lot; South exposure; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Pantry
• Bedrooms: Unfurnished
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Display windows and impact glass; Dual sinks; Kitchen island; Combined living/dining area; Pantry; Separate shower (shower only)
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (24.8% below list).
• Recommended offer: $211k (24.8% 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+, 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 16d 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 33% 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

• It's been on market 54 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $23k; list at $280k implies a 1117% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,550 (24.8% 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 54 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.1

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: -26.7%
• Equity multiple: 0.12×
• Total profit: $-68,814
• Equity at exit: $41,749

10-year hold

• IRR: -38.9%
• Equity multiple: -0.35×
• Total profit: $-105,919
• Equity at exit: $24,209

Cash invested: $78,400 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-272

Break-even live

Break-even rent $2,449

Max offer price $240,689

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	23d	1	0.20mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	0.22mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	0.31mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	0.31mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	0.32mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	0.33mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	23d	1	0.40mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	0.42mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.43mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.49mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	0.50mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.53mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	0.63mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	0.67mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.74mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	23d	1	0.75mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.75mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	0.77mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	23d	1	0.82mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	23d	1	0.83mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	0.90mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.90mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.92mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	1.01mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	1.04mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.05mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	3d	1	1.07mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	1.09mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.09mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	1.09mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	3d	1	1.12mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	1.13mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.13mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	16d	1	1.16mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	1.17mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	3d	1	1.18mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	23d	1	1.18mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	1.19mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	1.21mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	23d	1	1.22mi

Listing history 18 events

1. 2026-05-11
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-21
   status Pending
4. 2026-04-14
   status Active
5. 2026-04-05
   status Pending
6. 2026-03-25
   status Active
7. 2026-03-21
   status Pending
8. 2026-03-04
   price $280,000
9. 2026-02-26
   listed $285,000 Active
10. 2024-09-04
    soldstatus $23,000
11. 2024-08-30
    soldstatus $23,000 Sold 451-char remark

    Show marketing remark (451 chars)

    Situated in the heart of Lehigh Acres, this residential lot measures 85 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Air Port, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property

12. 2024-08-08
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Situated in the heart of Lehigh Acres, this residential lot measures 85 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Air Port, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property

13. 2024-06-13
    listed $24,000 Active 451-char remark

    Show marketing remark (451 chars)

    Situated in the heart of Lehigh Acres, this residential lot measures 85 by 125 feet. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Lot for sale in this growing neighborhood of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Fort Myers Air Port, Edison Ford Museum, shopping, restaurants, schools, and the beaches of Fort Myers. Build an income-producing property

14. 2024-06-12
    soldstatus $18,000
15. 2023-08-18
    historical
16. 2023-08-08
    listed $26,000 Active
17. 2005-05-02
    soldstatus $30,500
18. 2004-03-23
    soldstatus $6,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $25,266
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$8,145
• Taxable loss: −$8,206
• Est. tax savings @ 24.0%: +$1,970
• After-tax cash flow: $-1,291/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

+4566.7% since first listed

18 events — show timeline

• 2026-05-11 Pending — FORTMLS
• 2026-04-27 Relisted — FORTMLS
• 2026-04-21 Pending — FORTMLS
• 2026-04-14 Relisted — FORTMLS
• 2026-04-05 Pending — FORTMLS
• 2026-03-25 Relisted — FORTMLS
• 2026-03-21 Pending — FORTMLS
• 2026-03-04 Price Changed $280,000 FORTMLS
• 2026-02-26 Listed $285,000 FORTMLS
• 2024-09-04 Sold (Public Records) $23,000 Public Records
• 2024-08-30 Sold (MLS) $23,000 NAPLESMLS
• 2024-08-08 Pending — NAPLESMLS
• 2024-06-13 Listed $24,000 NAPLESMLS
• 2024-06-12 Sold (Public Records) $18,000 Public Records
• 2023-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-08 Listed $26,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-02 Sold (Public Records) $30,500 Public Records
• 2004-03-23 Sold (Public Records) $6,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +29.4% YoY. Source: county tax records.