4102 E 7th St W · Lehigh Acres, FL 33972

$294,900

4 bd · 2.0 ba · 1,485 sqft · Land · 229 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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

Key facts

• 0.25 acre lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Approximately 0.25 acre lot (1/4 to less than 1/2 acre)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank sewer; Electricity available
• Home design: Single Family Residence; Residential property; One story; North-facing
• Construction: New construction; Shingle roof; Other construction materials; Slab foundation
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-46 ($-550/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (14.5% below list).
• Recommended offer: $252k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $295k implies a 1743% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,171 (14.5% 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 229 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-44,618
• Equity at exit: $43,971

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-16,420
• Equity at exit: $25,498

Cash invested: $82,572 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-46

Break-even live

Break-even rent $2,580

Max offer price $288,268

Occupancy floor 97%

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	23d	1	0.36mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	2d	1	0.51mi
819 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	1d	1	0.51mi
821 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	10d	1	0.53mi
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	21d	1	1.11mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	14d	1	1.11mi
503 Jackson Ave Lehigh Acres, FL	3.0	2.5	1620	$2,700	$1.67	14d	1	1.21mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	1.43mi

Listing history 21 events

1. 2026-06-17
   days on market $294,900 Active 229 DOM
2. 2026-06-16
   days on market $294,900 Active 228 DOM
3. 2026-06-16
   days on market $294,900 Active 227 DOM
4. 2026-06-13
   days on market $294,900 Active 225 DOM
5. 2026-06-09
   days on market $294,900 Active 221 DOM
6. 2026-06-07
   days on market $294,900 Active 219 DOM
7. 2026-06-02
   days on market $294,900 Active 214 DOM
8. 2026-06-01
   days on market $294,900 Active 213 DOM
9. 2026-06-01
   days on market $294,900 Active 212 DOM
10. 2026-03-18
    price $294,900

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

11. 2026-03-18
    price $294,900 535-char remark

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

12. 2026-02-19
    price $299,900

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

13. 2026-02-19
    price $299,900 535-char remark

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

14. 2026-02-05
    price $305,000

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

15. 2026-02-05
    price $305,000 535-char remark

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

16. 2026-01-10
    price $310,000

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

17. 2026-01-10
    price $310,000 535-char remark

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

18. 2025-10-31
    listed $315,000 Active

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

19. 2025-10-31
    listed $315,000 Active 535-char remark

    Show marketing remark (535 chars)

    Pictures were taken from a complete Logan model. Welcome to the Logan model, a stunning 4 bedroom, 2 bath new construction home with 1,485 sqft of modern living space. This home features a beautiful kitchen with granite countertops, stainless steel appliances, and stylish cabinetry. You’ll love the durable LVP flooring throughout and the upgraded fixtures and finishes in both the bathrooms and bedrooms. Whether you’re relaxing with family or entertaining guests, this home offers the perfect blend of comfort and style.

20. 2023-10-12
    soldstatus $16,000
21. 2023-09-21
    soldstatus $6,500

ⓘ 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 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,261
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$8,579
• Taxable loss: −$5,577
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $789/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+4436.9% since first listed

12 events — show timeline

• 2026-03-18 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $294,900 FORTMLS
• 2026-02-19 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $299,900 FORTMLS
• 2026-02-05 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $305,000 FORTMLS
• 2026-01-10 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $310,000 FORTMLS
• 2025-10-31 Listed $315,000 FORTMLS
• 2025-10-31 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-12 Sold (Public Records) $16,000 Public Records
• 2023-09-21 Sold (Public Records) $6,500 Public Records

Property tax history

+11.5%/yr

Latest (2025): $381 · +8.8% YoY. Source: county tax records.