3015 26th St SW · Lehigh Acres, FL 33976

$306,990

4 bd · 2.0 ba · 1,650 sqft · Land · 62 Days on market

Built 2026 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.1/5.0
• DSCR +1.8/10.0

Listing remarks MLS

What a fantastic opportunity to purchase a great lot in the booming SW area of Lehigh! It would be perfect to build that pool home you always dreamed about and soak up the sun rays with the Southern rear exposure AND a dead end street! Located with quick access to Fort Myers via SR-82, just minutes from Wal-Mart, restaurants, schools and much more! Call today to snatch this up before someone else does!

Key facts

• Large kitchen island
• Expansive great room
• Private bathroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE KITCHEN ISLAND
• EXPANSIVE GREAT ROOM
• TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Security/high impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level 1; Faces north; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Open porch; Security/high impact doors; Rectangular lot; South exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Family/dining room; High ceilings; Living/dining room; Pantry; Cable TV; Walk-in closet(s); Split bedrooms; Unfurnished; Single-hung windows with impact glass
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $307k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (27.1% below list).
• Recommended offer: $224k (27.1% 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 37% 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 62 days — a 6% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 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 $24k; list at $307k implies a 1179% 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 $223,869 (27.1% 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 62 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.4

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: 20.0%
• Equity multiple: 2.61×
• Total profit: $138,187
• Equity at exit: $276,561

10-year hold

• IRR: 17.7%
• Equity multiple: 5.80×
• Total profit: $412,936
• Equity at exit: $596,414

Cash invested: $85,957 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-353

Break-even live

Break-even rent $2,685

Max offer price $255,914

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-247	+0% $-353	+5% $-459	+10% $-565
Rent	-10% $-530	-5% $-441	+0% $-353	+5% $-265	+10% $-176
Rate	-1.0pp $-198	-0.5pp $-275	base $-353	+0.5pp $-433	+1.0pp $-513

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: $76,748
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	0.11mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.22mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.24mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.34mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	4d	1	0.35mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	4d	1	0.37mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	0.37mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.38mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	0.43mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.44mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.51mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	4d	1	0.51mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	4d	1	0.60mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.70mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.70mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.70mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.72mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.73mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	0.74mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	4d	1	0.74mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.77mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	22d	1	0.78mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.78mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.79mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.79mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	4d	1	0.79mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	0.79mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.83mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.83mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.84mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	4d	1	0.96mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.96mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.98mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	0.99mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	1.00mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	1.01mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	1.01mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	1.03mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	1.04mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	4d	1	1.05mi

Listing history 20 events

1. 2026-06-22
   days on market $306,990 Active 62 DOM
2. 2026-06-17
   pricedays on market $306,990 Active 58 DOM
3. 2026-06-16
   days on market $307,990 Active 57 DOM
4. 2026-06-15
   days on market $307,990 Active 56 DOM
5. 2026-06-13
   days on market $307,990 Active 54 DOM
6. 2026-06-10
   pricedays on market $307,990 Active 51 DOM
7. 2026-06-09
   days on market $309,990 Active 50 DOM
8. 2026-06-07
   days on market $309,990 Active 48 DOM
9. 2026-06-03
   pricedays on market $309,990 Active 44 DOM
10. 2026-06-02
    days on market $312,990 Active 43 DOM
11. 2026-06-01
    days on market $312,990 Active 42 DOM
12. 2026-05-31
    days on market $312,990 Active 41 DOM
13. 2026-04-20
    listed $314,990 Active
14. 2026-01-29
    soldstatus $24,000 Closed 405-char remark

    Show marketing remark (405 chars)

    What a fantastic opportunity to purchase a great lot in the booming SW area of Lehigh! It would be perfect to build that pool home you always dreamed about and soak up the sun rays with the Southern rear exposure AND a dead end street! Located with quick access to Fort Myers via SR-82, just minutes from Wal-Mart, restaurants, schools and much more! Call today to snatch this up before someone else does!

15. 2026-01-29
    soldstatus $24,000

    Show marketing remark (405 chars)

    What a fantastic opportunity to purchase a great lot in the booming SW area of Lehigh! It would be perfect to build that pool home you always dreamed about and soak up the sun rays with the Southern rear exposure AND a dead end street! Located with quick access to Fort Myers via SR-82, just minutes from Wal-Mart, restaurants, schools and much more! Call today to snatch this up before someone else does!

16. 2026-01-05
    status Pending 405-char remark

    Show marketing remark (405 chars)

    What a fantastic opportunity to purchase a great lot in the booming SW area of Lehigh! It would be perfect to build that pool home you always dreamed about and soak up the sun rays with the Southern rear exposure AND a dead end street! Located with quick access to Fort Myers via SR-82, just minutes from Wal-Mart, restaurants, schools and much more! Call today to snatch this up before someone else does!

17. 2025-12-11
    listed $28,900 Active 405-char remark

    Show marketing remark (405 chars)

    What a fantastic opportunity to purchase a great lot in the booming SW area of Lehigh! It would be perfect to build that pool home you always dreamed about and soak up the sun rays with the Southern rear exposure AND a dead end street! Located with quick access to Fort Myers via SR-82, just minutes from Wal-Mart, restaurants, schools and much more! Call today to snatch this up before someone else does!

18. 2023-06-20
    historical
19. 2022-06-21
    listed $30,000 Active
20. 2005-04-04
    soldstatus $9,100

ⓘ 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 2/10 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: $26,864
• − Mortgage interest: −$17,196
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$8,931
• Taxable loss: −$9,701
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-1,908/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

+3361.4% since first listed

8 events — show timeline

• 2026-04-20 Listed $314,990 FORTMLS
• 2026-01-29 Sold (Public Records) $24,000 Public Records
• 2026-01-29 Sold (MLS) $24,000 FORTMLS
• 2026-01-05 Pending — FORTMLS
• 2025-12-11 Listed $28,900 FORTMLS
• 2023-06-20 Listing Removed — FORTMLS
• 2022-06-21 Listed $30,000 FORTMLS
• 2005-04-04 Sold (Public Records) $9,100 Public Records

Property tax history

+18.2%/yr

Latest (2025): $439 · +12.4% YoY. Source: county tax records.