2818 42nd St SW · Lehigh Acres, FL 33976

$360,000

3 bd · 2.0 ba · 1,642 sqft · Land · 76 Days on market

Built 2025 0.25 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
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.7/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Looking for a corner lot near Sunshine Blvd near state Rd 82 in a growing area for your next investment property? Look no further! Minutes away from Daniels Parkway towards Ft Myers I-75, Southwest Florida International Airport, Jet Blue Park and enjoy all the benefits of being close to Ft Myers. This lot has extra room on the sides to build your perfect dream home for your family to enjoy for years. This lot is also near new construction properties perfect for you next new construction project. Quiet neighborhood great for walks with friends and family. Come take a drive and see your next new investment property today!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage; 2 garage spaces; Attached carport; 2 carport spaces; Garage door opener; 4 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank
• Home design: Single-story; New construction; Faces northwest; RS-1 zoning
• Construction: Stucco construction; Shingle roof; Built as new construction
• Exterior features: Patio; Lanai; Porch; Screened patio/porch; Security/high impact doors; Smoke detector(s); Corner lot; Southeast exposure

Interior

• Kitchen: Dishwasher; Freezer; Icemaker; Microwave; Refrigerator; Refrigerator with ice maker; Water purifier
• Bedrooms: Den; Screened porch
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wet bar; Breakfast bar; Breakfast area; Separate shower; Shower only; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (41.3% below list).
• Recommended offer: $211k (41.3% 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 18d 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 35% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $29k; list at $360k implies a 1141% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,267 (41.3% 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 76 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 14.2

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: 19.9%
• Equity multiple: 2.60×
• Total profit: $161,479
• Equity at exit: $324,317

10-year hold

• IRR: 17.7%
• Equity multiple: 5.82×
• Total profit: $486,219
• Equity at exit: $699,401

Cash invested: $100,800 (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: 14.2×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-443

Break-even live

Break-even rent $2,673

Max offer price $281,794

Occupancy floor —

Sensitivity live

Price	-10% $-239	-5% $-341	+0% $-443	+5% $-545	+10% $-646
Rent	-10% $-610	-5% $-526	+0% $-443	+5% $-359	+10% $-276
Rate	-1.0pp $-261	-0.5pp $-351	base $-443	+0.5pp $-536	+1.0pp $-631

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.16mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.16mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.31mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.32mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	0.43mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	0.47mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	5d	1	0.48mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.51mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.54mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.54mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.55mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	0.55mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	5d	1	0.58mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.60mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.62mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.66mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.76mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.82mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.82mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.83mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	5d	1	0.91mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	0.92mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.93mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.94mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.98mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.99mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.00mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	1.00mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.01mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	1.03mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	1.04mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	1.05mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	1.05mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.06mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	1.08mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	1.09mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	1.10mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	1.11mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	1.13mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	1.13mi

Listing history 21 events

1. 2026-06-22
   days on market $360,000 Active 76 DOM
2. 2026-06-17
   days on market $360,000 Active 72 DOM
3. 2026-06-16
   days on market $360,000 Active 71 DOM
4. 2026-06-15
   days on market $360,000 Active 70 DOM
5. 2026-06-13
   days on market $360,000 Active 68 DOM
6. 2026-06-10
   days on market $360,000 Active 65 DOM
7. 2026-06-09
   days on market $360,000 Active 64 DOM
8. 2026-06-07
   days on market $360,000 Active 62 DOM
9. 2026-06-03
   days on market $360,000 Active 58 DOM
10. 2026-06-02
    days on market $360,000 Active 57 DOM
11. 2026-06-01
    days on market $360,000 Active 56 DOM
12. 2026-06-01
    days on market $360,000 Active 55 DOM
13. 2026-04-06
    listed $360,000 Active
14. 2026-03-03
    historical
15. 2025-09-08
    listed $365,000 Active
16. 2024-08-16
    soldstatus $29,000
17. 2024-08-15
    soldstatus $29,000 Closed 627-char remark

    Show marketing remark (627 chars)

    Looking for a corner lot near Sunshine Blvd near state Rd 82 in a growing area for your next investment property? Look no further! Minutes away from Daniels Parkway towards Ft Myers I-75, Southwest Florida International Airport, Jet Blue Park and enjoy all the benefits of being close to Ft Myers. This lot has extra room on the sides to build your perfect dream home for your family to enjoy for years. This lot is also near new construction properties perfect for you next new construction project. Quiet neighborhood great for walks with friends and family. Come take a drive and see your next new investment property today!

18. 2024-07-26
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Looking for a corner lot near Sunshine Blvd near state Rd 82 in a growing area for your next investment property? Look no further! Minutes away from Daniels Parkway towards Ft Myers I-75, Southwest Florida International Airport, Jet Blue Park and enjoy all the benefits of being close to Ft Myers. This lot has extra room on the sides to build your perfect dream home for your family to enjoy for years. This lot is also near new construction properties perfect for you next new construction project. Quiet neighborhood great for walks with friends and family. Come take a drive and see your next new investment property today!

19. 2024-07-24
    listed $29,000 Active 627-char remark

    Show marketing remark (627 chars)

    Looking for a corner lot near Sunshine Blvd near state Rd 82 in a growing area for your next investment property? Look no further! Minutes away from Daniels Parkway towards Ft Myers I-75, Southwest Florida International Airport, Jet Blue Park and enjoy all the benefits of being close to Ft Myers. This lot has extra room on the sides to build your perfect dream home for your family to enjoy for years. This lot is also near new construction properties perfect for you next new construction project. Quiet neighborhood great for walks with friends and family. Come take a drive and see your next new investment property today!

20. 2023-01-25
    historical
21. 2022-07-25
    listed $19,900 Active

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$2,102/yr (+$175/mo · 237.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,352
• − Mortgage interest: −$20,166
• − Property taxes: −$886
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$10,473
• Taxable loss: −$12,029
• Est. tax savings @ 24.0%: +$2,887
• After-tax cash flow: $-2,426/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

+1709.0% since first listed

9 events — show timeline

• 2026-04-06 Listed $360,000 FORTMLS
• 2026-03-03 Listing Removed — FORTMLS
• 2025-09-08 Listed $365,000 FORTMLS
• 2024-08-16 Sold (Public Records) $29,000 Public Records
• 2024-08-15 Sold (MLS) $29,000 FORTMLS
• 2024-07-26 Pending — FORTMLS
• 2024-07-24 Listed $29,000 FORTMLS
• 2023-01-25 Listing Removed — FORTMLS
• 2022-07-25 Listed $19,900 FORTMLS

Property tax history

+25.5%/yr

Latest (2025): $886 · +126.2% YoY. Source: county tax records.