2617 6th St SW · Lehigh Acres, FL 33976

$379,900

3 bd · 3.0 ba · 1,789 sqft · Land · 56 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Great property!! Awesome for investors, or build your dream home, Great fast growing neighborhood, with convenience to Fort Myers.

Key facts

• Custom cabinetry
• Elegant bathrooms
• Designer kitchen

Tags

• OPEN-CONCEPT LAYOUT
• DESIGNER KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• OVERSIZED ISLAND
• ELEGANT BATHROOMS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community is non-gated; Shopping nearby; Association offers guest suites; No association fee listed

Exterior

• Parking: Attached garage with 2 spaces; Driveway parking; Paved parking; Garage door opener; Secured garage/parking
• Security: Secured garage/parking; Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; New construction; North-facing main orientation
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Patio; Open porch; Room for pool; Security/high-impact doors; Property has a view; South exposure; Dead-end lot; Public maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator; Icemaker; Kitchen island; Eat-in kitchen
• Bedrooms: Guest quarters (additional bedroom/space included)
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Dual sinks in baths; Separate showers
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Dual sinks; Eat-in kitchen; Kitchen island; Living/Dining room; Custom mirrors; Shower only (no tub); Separate shower; Walk-in closets; Split bedroom floorplan; Thermal windows; Impact glass; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-929 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (43.5% below list).
• Recommended offer: $215k (43.5% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 24d 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $30k; list at $380k implies a 1146% 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 $214,776 (43.5% 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 56 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.48%
• DSCR: 0.53
• GRM: 14.7

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: 16.3%
• Equity multiple: 2.33×
• Total profit: $141,494
• Equity at exit: $342,244

10-year hold

• IRR: 15.2%
• Equity multiple: 5.25×
• Total profit: $451,984
• Equity at exit: $738,062

Cash invested: $106,372 (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: 14.7×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-929

Break-even live

Break-even rent $3,323

Max offer price $245,520

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: $94,975
• Closing costs: $11,397
• 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	23d	1	0.40mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	0.45mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.54mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	23d	1	0.56mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.66mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.74mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	23d	1	0.75mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.83mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	19d	1	0.83mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.83mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	0.91mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	23d	1	0.91mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	1.02mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	1.02mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	1.04mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	3d	1	1.08mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	21d	1	1.09mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	23d	1	1.09mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	23d	1	1.10mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	23d	1	1.12mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	23d	1	1.12mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	23d	1	1.12mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	1.13mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	3d	1	1.13mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	23d	1	1.13mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	1.14mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	23d	1	1.14mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	23d	1	1.14mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	23d	1	1.14mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	23d	1	1.18mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.19mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	1.19mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	1.20mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	1.24mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.25mi
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	23d	1	1.29mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	23d	1	1.29mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	23d	1	1.30mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	1.31mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	23d	1	1.32mi

Listing history 23 events

1. 2026-06-17
   days on market $379,900 Active 56 DOM
2. 2026-06-16
   days on market $379,900 Active 55 DOM
3. 2026-06-15
   days on market $379,900 Active 54 DOM
4. 2026-06-13
   days on market $379,900 Active 52 DOM
5. 2026-06-10
   days on market $379,900 Active 49 DOM
6. 2026-06-09
   days on market $379,900 Active 48 DOM
7. 2026-06-07
   days on market $379,900 Active 46 DOM
8. 2026-06-03
   days on market $379,900 Active 42 DOM
9. 2026-06-02
   days on market $379,900 Active 41 DOM
10. 2026-06-01
    days on market $379,900 Active 40 DOM
11. 2026-05-31
    days on market $379,900 Active 39 DOM
12. 2026-04-22
    listed $379,900 Active
13. 2025-01-13
    soldstatus $30,500
14. 2025-01-10
    soldstatus $30,500 Closed 130-char remark

    Show marketing remark (130 chars)

    Great property!! Awesome for investors, or build your dream home, Great fast growing neighborhood, with convenience to Fort Myers.

15. 2024-12-18
    status Pending 130-char remark

    Show marketing remark (130 chars)

    Great property!! Awesome for investors, or build your dream home, Great fast growing neighborhood, with convenience to Fort Myers.

16. 2024-11-28
    price $30,500 130-char remark

    Show marketing remark (130 chars)

    Great property!! Awesome for investors, or build your dream home, Great fast growing neighborhood, with convenience to Fort Myers.

17. 2024-09-19
    price $30,900 130-char remark

    Show marketing remark (130 chars)

    Great property!! Awesome for investors, or build your dream home, Great fast growing neighborhood, with convenience to Fort Myers.

18. 2024-07-15
    listed $34,500 Active 130-char remark

    Show marketing remark (130 chars)

    Great property!! Awesome for investors, or build your dream home, Great fast growing neighborhood, with convenience to Fort Myers.

19. 2018-05-25
    soldstatus $5,000
20. 2018-05-24
    soldstatus $5,000 Sold 715-char remark

    Show marketing remark (715 chars)

    If you're looking for a beautiful & buildable 1/4 acre lot, the search for your new property ends here! Come on by to check out this parcel in person. Perfectly situated in one of the most desirable locations Lehigh Acres has to offer, you'll love that this land offers excellent proximity to local stores, parks, and schools - while still near all the main thoroughfares leading to Fort Myers, the beaches, Jet Blue Stadium, RSW international airport & beyond. This land is also in an area where quality homes are found and new construction is cropping up. Impact fees are sure to go up, secure your permit to build now or in the future. It's a great time to invest in land in Lehigh Acres; call today!

21. 2018-05-02
    status Pending 715-char remark

    Show marketing remark (715 chars)

    If you're looking for a beautiful & buildable 1/4 acre lot, the search for your new property ends here! Come on by to check out this parcel in person. Perfectly situated in one of the most desirable locations Lehigh Acres has to offer, you'll love that this land offers excellent proximity to local stores, parks, and schools - while still near all the main thoroughfares leading to Fort Myers, the beaches, Jet Blue Stadium, RSW international airport & beyond. This land is also in an area where quality homes are found and new construction is cropping up. Impact fees are sure to go up, secure your permit to build now or in the future. It's a great time to invest in land in Lehigh Acres; call today!

22. 2018-04-03
    listed $5,500 Active 715-char remark

    Show marketing remark (715 chars)

    If you're looking for a beautiful & buildable 1/4 acre lot, the search for your new property ends here! Come on by to check out this parcel in person. Perfectly situated in one of the most desirable locations Lehigh Acres has to offer, you'll love that this land offers excellent proximity to local stores, parks, and schools - while still near all the main thoroughfares leading to Fort Myers, the beaches, Jet Blue Stadium, RSW international airport & beyond. This land is also in an area where quality homes are found and new construction is cropping up. Impact fees are sure to go up, secure your permit to build now or in the future. It's a great time to invest in land in Lehigh Acres; call today!

23. 2001-06-23
    listed $1,800

ⓘ 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 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: $25,773
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$11,052
• Taxable loss: −$18,281
• Est. tax savings @ 24.0%: +$4,387
• After-tax cash flow: $-6,757/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

+21005.6% since first listed

12 events — show timeline

• 2026-04-22 Listed $379,900 FORTMLS
• 2025-01-13 Sold (Public Records) $30,500 Public Records
• 2025-01-10 Sold (MLS) $30,500 FORTMLS
• 2024-12-18 Pending — FORTMLS
• 2024-11-28 Price Changed $30,500 FORTMLS
• 2024-09-19 Price Changed $30,900 FORTMLS
• 2024-07-15 Listed $34,500 FORTMLS
• 2018-05-25 Sold (Public Records) $5,000 Public Records
• 2018-05-24 Sold (MLS) $5,000 FORTMLS
• 2018-05-02 Pending — FORTMLS
• 2018-04-03 Listed $5,500 FORTMLS
• 2001-06-23 Listed $1,800 FORTMLS

Property tax history

+19.5%/yr

Latest (2025): $520 · +33.9% YoY. Source: county tax records.