3214 13th St SW · Lehigh Acres, FL 33976

$309,998

3 bd · 2.0 ba · 1,630 sqft · SingleFamily · 66 Days on market

Built 2025 0.25 ac lot Est $347k · 11% under

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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).

• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Nice 1/4 ACRE lot in a great location!! This area is growing and prices are going up, this is a great investment opportunity! There are many new construction homes in this area! Make an offer today. Adjacent lot is available from the same seller/same price, providing a great opportunity for a 1/2 acre parcel.

Key facts

• Freestanding shower
• Elevated pad
• 0.25 acre lot

Tags

• NEWLY CONSTRUCTED HOME
• ELEVATED PAD
• IMPACT-RESISTANT ECO WINDOWS
• SLEEK WHITE QUARTZ COUNTERTOPS
• SPACIOUS MASTER SUITE
• FREESTANDING SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-491 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (32.6% below list).
• Recommended offer: $209k (32.6% 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 23d 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $310k implies a 969% 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,976 (32.6% 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 66 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $347,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 14th St SW	0.09mi	3/2.0	1,554 (-5%)	1mo	$349,900	$225	88
3418 14th St SW	0.36mi	3/2.0	1,630 (0%)	1mo	$314,998	$193	83
3413 15th St SW	0.35mi	3/2.0	1,630 (0%)	4mo	$310,000	$190	81
3215 13th St SW	0.03mi	3/2.0	1,392 (-15%)	3mo	$249,900	$180	72
3508 12th St SW	0.45mi	4/2.0 (+1)	1,600 (-2%)	2mo	$290,000	$181	69
3218 4th St SW	0.55mi	4/3.0 (+1)	1,585 (-3%)	7mo	$360,000	$227	55
3311 5th St SW	0.46mi	3/2.0	1,452 (-11%)	7mo	$339,900	$234	54
3501 19th St SW	0.54mi	4/2.0 (+1)	1,667 (+2%)	14mo	$350,000	$210	54
3315 21st St SW	0.58mi	4/3.0 (+1)	1,694 (+4%)	14mo	$395,000	$233	46
3201 2nd St SW	0.66mi	3/2.0	1,797 (+10%)	8mo	$365,000	$203	45
3503 14th St SW	0.41mi	4/2.0 (+1)	1,426 (-12%)	14mo	$303,160	$213	43
2200 Loraine Ave S	0.74mi	4/3.0 (+1)	1,735 (+6%)	14mo	$415,000	$239	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.51×
• Total profit: $131,442
• Equity at exit: $279,271

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $400,784
• Equity at exit: $602,258

Cash invested: $86,799 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-491

Break-even live

Break-even rent $2,712

Max offer price $238,889

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-384	+0% $-491	+5% $-599	+10% $-706
Rent	-10% $-657	-5% $-574	+0% $-491	+5% $-409	+10% $-326
Rate	-1.0pp $-335	-0.5pp $-413	base $-491	+0.5pp $-572	+1.0pp $-653

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.21mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.31mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.31mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.31mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.32mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.33mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.39mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.45mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.45mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	0.60mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.61mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	0.64mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.64mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.66mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.67mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.67mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	0.67mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.69mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.72mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.73mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.78mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.79mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	0.79mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.85mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.93mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	0.94mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.96mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	0.97mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	0.98mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	1.01mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	4d	1	1.04mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	1.04mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	1.05mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	1.05mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	4d	1	1.06mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	4d	1	1.09mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	1.12mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.15mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.16mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	1.19mi

Listing history 16 events

1. 2026-04-03
   status Pending
2. 2026-03-23
   price $309,998
3. 2026-01-20
   listed $319,998 Active
4. 2025-03-10
   soldstatus $29,000 Closed 310-char remark

   Show marketing remark (310 chars)

   Nice 1/4 ACRE lot in a great location!! This area is growing and prices are going up, this is a great investment opportunity! There are many new construction homes in this area! Make an offer today. Adjacent lot is available from the same seller/same price, providing a great opportunity for a 1/2 acre parcel.

5. 2025-03-07
   soldstatus $29,000
6. 2025-02-18
   status Pending 310-char remark

   Show marketing remark (310 chars)

   Nice 1/4 ACRE lot in a great location!! This area is growing and prices are going up, this is a great investment opportunity! There are many new construction homes in this area! Make an offer today. Adjacent lot is available from the same seller/same price, providing a great opportunity for a 1/2 acre parcel.

7. 2025-02-12
   listed $29,900 Active 310-char remark

   Show marketing remark (310 chars)

   Nice 1/4 ACRE lot in a great location!! This area is growing and prices are going up, this is a great investment opportunity! There are many new construction homes in this area! Make an offer today. Adjacent lot is available from the same seller/same price, providing a great opportunity for a 1/2 acre parcel.

8. 2022-03-11
   soldstatus $43,000
9. 2022-03-07
   soldstatus $21,500 Closed 323-char remark

   Show marketing remark (323 chars)

   3214 13th St SW is a 1/4 acre lot - Adjoining lot 3216 is also 1/4 acre and listed for sale. Quiet area with new homes being built. Close to shopping, restaurants. Buy both lots for a large 1/2 acre property for added space, parking and privacy or excellent for a builder to save money by building two homes side by side. .

10. 2022-02-21
    status Pending 323-char remark

    Show marketing remark (323 chars)

    3214 13th St SW is a 1/4 acre lot - Adjoining lot 3216 is also 1/4 acre and listed for sale. Quiet area with new homes being built. Close to shopping, restaurants. Buy both lots for a large 1/2 acre property for added space, parking and privacy or excellent for a builder to save money by building two homes side by side. .

11. 2022-01-24
    listed $22,500 Active 323-char remark

    Show marketing remark (323 chars)

    3214 13th St SW is a 1/4 acre lot - Adjoining lot 3216 is also 1/4 acre and listed for sale. Quiet area with new homes being built. Close to shopping, restaurants. Buy both lots for a large 1/2 acre property for added space, parking and privacy or excellent for a builder to save money by building two homes side by side. .

12. 2017-07-26
    soldstatus $8,600
13. 2017-07-20
    soldstatus $4,300 Sold
14. 2017-07-05
    status Pending
15. 2017-06-20
    listed $4,500 Active
16. 2013-08-19
    soldstatus $6,300

ⓘ 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 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $25,077
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$9,018
• Taxable loss: −$11,518
• Est. tax savings @ 24.0%: +$2,764
• After-tax cash flow: $-3,133/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

+4820.6% since first listed

16 events — show timeline

• 2026-04-03 Pending — FORTMLS
• 2026-03-23 Price Changed $309,998 FORTMLS
• 2026-01-20 Listed $319,998 FORTMLS
• 2025-03-10 Sold (MLS) $29,000 FORTMLS
• 2025-03-07 Sold (Public Records) $29,000 Public Records
• 2025-02-18 Pending — FORTMLS
• 2025-02-12 Listed $29,900 FORTMLS
• 2022-03-11 Sold (Public Records) $43,000 Public Records
• 2022-03-07 Sold (MLS) $21,500 FORTMLS
• 2022-02-21 Pending — FORTMLS
• 2022-01-24 Listed $22,500 FORTMLS
• 2017-07-26 Sold (Public Records) $8,600 Public Records
• 2017-07-20 Sold (MLS) $4,300 FORTMLS
• 2017-07-05 Pending — FORTMLS
• 2017-06-20 Listed $4,500 FORTMLS
• 2013-08-19 Sold (Public Records) $6,300 Public Records

Property tax history

+19.1%/yr

Latest (2025): $498 · +10.2% YoY. Source: county tax records.