3013 4th St SW · Lehigh Acres, FL 33976

$301,997

3 bd · 2.0 ba · 1,312 sqft · Land · 158 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).

• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

Key facts

• No hoa restrictions
• Open concept layout
• 0.25 acre lot

Tags

• BRAND NEW CONSTRUCTION
• OPEN CONCEPT LAYOUT
• NO HOA RESTRICTIONS
• CONVENIENT ACCESS TO SHOPPING
• EASY ACCESS TO FORT MYERS

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story property; Faces south; New construction
• Construction: Block, concrete, and stucco construction; Built-up and flat roof
• Exterior features: Patio; Rectangular lot; Lot exposures face north; Irrigation from reclaimed water and well; Property condition: New construction

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Single-story bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Double-hung windows with impact glass; Breakfast bar; Separate shower (shower only); Split bedroom layout; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $302k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (31.2% below list).
• Recommended offer: $208k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 20d 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 34% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 13946% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $14k; list at $302k implies a 2057% 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 $207,841 (31.2% 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 158 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 12.1

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: 22.1%
• Equity multiple: 2.77×
• Total profit: $149,493
• Equity at exit: $272,063

10-year hold

• IRR: 19.3%
• Equity multiple: 6.15×
• Total profit: $435,879
• Equity at exit: $586,714

Cash invested: $84,559 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,584
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-137

Break-even live

Break-even rent $2,252

Max offer price $277,772

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: $75,499
• Closing costs: $9,060
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.24mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	0.39mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	23d	1	0.43mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	23d	1	0.47mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	0.52mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.61mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.69mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.69mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.75mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.75mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.76mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.76mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.79mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	0.81mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.81mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.82mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.84mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	0.90mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	0.91mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	0.92mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.95mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	0.97mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.98mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	1.04mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	1.05mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.07mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.07mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	1.09mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	1.09mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	1.10mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	1.10mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	1.13mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.15mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	1.16mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	1.17mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	1.18mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	1.18mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	1.18mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	1.19mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	23d	1	1.19mi

Listing history 40 events

1. 2026-06-17
   days on market $301,997 Active 158 DOM
2. 2026-06-16
   days on market $301,997 Active 157 DOM
3. 2026-06-15
   days on market $301,997 Active 156 DOM
4. 2026-06-13
   days on market $301,997 Active 154 DOM
5. 2026-06-10
   days on market $301,997 Active 151 DOM
6. 2026-06-09
   days on market $301,997 Active 150 DOM
7. 2026-06-07
   days on market $301,997 Active 148 DOM
8. 2026-06-02
   days on market $301,997 Active 143 DOM
9. 2026-06-01
   days on market $301,997 Active 142 DOM
10. 2026-06-01
    days on market $301,997 Active 141 DOM
11. 2026-05-04
    price $301,997
12. 2026-04-27
    price $307,990
13. 2026-04-01
    price $2,100
14. 2026-03-31
    price $309,000
15. 2026-02-25
    listed $2,150
16. 2025-12-27
    listed $309,377 Active
17. 2025-09-04
    historical
18. 2025-08-12
    price $330,000
19. 2025-05-16
    price $305,000
20. 2025-04-25
    price $329,999
21. 2025-04-18
    listed $330,000 Active
22. 2021-07-28
    soldstatus $14,000
23. 2015-10-09
    soldstatus $6,000
24. 2015-09-25
    soldstatus $6,000
25. 2015-08-31
    price $3,000 145-char remark

    Show marketing remark (145 chars)

    Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

26. 2015-08-31
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

27. 2015-08-31
    soldstatus $3,000 Sold 145-char remark

    Show marketing remark (145 chars)

    Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

28. 2015-08-31
    price $13,000 145-char remark

    Show marketing remark (145 chars)

    Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

29. 2015-08-17
    price $13,000 145-char remark

    Show marketing remark (145 chars)

    Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

30. 2015-08-16
    listed $15,500 Active 145-char remark

    Show marketing remark (145 chars)

    Now is a great time to invest in land in Southwest Florida. Best deal in the Market! Managing members are licensed real estate agents in Florida.

31. 2015-08-10
    historical
32. 2015-07-21
    price $13,500
33. 2015-07-08
    listed $4,500 Active
34. 2015-07-06
    soldstatus $4,500 Sold
35. 2015-07-01
    historical
36. 2015-06-26
    status Active
37. 2015-06-26
    price $4,500
38. 2015-06-23
    soldstatus $6,000
39. 2015-06-16
    status Pending
40. 2015-04-30
    listed $4,499 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: $834 · $70/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$1,672/yr (+$139/mo · 200.4%)

ⓘ 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 1/10 Low
• 🌡 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: $24,941
• − Mortgage interest: −$16,917
• − Property taxes: −$834
• − Insurance: −$1,510
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$8,785
• Taxable loss: −$7,096
• Est. tax savings @ 24.0%: +$1,703
• After-tax cash flow: $57/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

+6612.5% since first listed

30 events — show timeline

• 2026-05-04 Price Changed $301,997 FORTMLS
• 2026-04-27 Price Changed $307,990 FORTMLS
• 2026-04-01 Price Changed $2,100 FORTMLS
• 2026-03-31 Price Changed $309,000 FORTMLS
• 2026-02-25 Listed for Rent $2,150 FORTMLS
• 2025-12-27 Listed $309,377 FORTMLS
• 2025-09-04 Listing Removed — FORTMLS
• 2025-08-12 Price Changed $330,000 FORTMLS
• 2025-05-16 Price Changed $305,000 FORTMLS
• 2025-04-25 Price Changed $329,999 FORTMLS
• 2025-04-18 Listed $330,000 FORTMLS
• 2021-07-28 Sold (Public Records) $14,000 Public Records
• 2015-10-09 Sold (Public Records) $6,000 Public Records
• 2015-09-25 Sold (Public Records) $6,000 Public Records
• 2015-08-31 Price Changed $3,000 FORTMLS
• 2015-08-31 Pending — FORTMLS
• 2015-08-31 Price Changed $13,000 FORTMLS
• 2015-08-31 Sold (MLS) $3,000 FORTMLS
• 2015-08-17 Price Changed $13,000 FORTMLS
• 2015-08-16 Listed $15,500 FORTMLS
• 2015-08-10 Listing Removed — FORTMLS
• 2015-07-21 Price Changed $13,500 FORTMLS
• 2015-07-08 Listed $4,500 FORTMLS
• 2015-07-06 Sold (MLS) $4,500 FORTMLS
• 2015-07-01 Listing Removed — FORTMLS
• 2015-06-26 Relisted — FORTMLS
• 2015-06-26 Price Changed $4,500 FORTMLS
• 2015-06-23 Sold (Public Records) $6,000 Public Records
• 2015-06-16 Pending — FORTMLS
• 2015-04-30 Listed $4,499 FORTMLS

Property tax history

+24.8%/yr

Latest (2025): $834 · +98.9% YoY. Source: county tax records.