3301 13th St SW · Lehigh Acres, FL 33976

$269,900

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 232 Days on market

Built 1992 0.75 ac lot Est $266k · at est. ↓ 4% since listing

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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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

3 Bedroom, 2 Bathroom Home with Extra Land in Southwest Lehigh Acres! This home features a one-car garage and sits on a large corner lot that includes the adjacent lot next door and the lot behind—offering nearly three-quarters of an acre of land! Recent upgrades include a new roof (2023) and a new water system (2023). The home needs some updating but is priced accordingly, providing a great opportunity to add your personal touch. Located in the desirable Southwest Lehigh Acres area, it’s perfect for anyone looking for extra space, privacy, or room to expand.

Key facts

• Extra land
• New a/c unit
• Large corner lot

Tags

• EXTRA LAND
• LARGE CORNER LOT
• NEW ROOF
• NEW A/C UNIT

Property features AI

Finance

• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; Faces north; Resale property
• Construction: Wood siding and wood frame construction; Shingle roof
• Exterior features: Corner lot; Multiple lots; Room for pool; Paved road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Great Room
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Separate shower; Shower only configuration; Single-hung windows; Furnishing negotiable
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $48 ($580/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.3% below list).
• Recommended offer: $210k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 9 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 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,673 (22.3% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $265,772
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3317 17th St SW	0.30mi	3/2.0	1,085 (+10%)	2mo	$280,000	$258	68
3204 15th St SW	0.16mi	3/3.0	1,057 (+7%)	12mo	$289,000	$273	67
3414 13th St SW	0.27mi	3/2.0	1,117 (+13%)	13mo	$260,000	$233	54
3701 18th St SW	0.69mi	3/2.0	1,107 (+12%)	18mo	$297,500	$269	33

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: 23.9%
• Equity multiple: 2.90×
• Total profit: $143,802
• Equity at exit: $243,147

10-year hold

• IRR: 20.6%
• Equity multiple: 6.42×
• Total profit: $409,799
• Equity at exit: $524,356

Cash invested: $75,572 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $48

Break-even live

Break-even rent $2,036

Max offer price $269,900

Occupancy floor 93%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	3d	1	0.16mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.55mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.56mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	23d	1	0.69mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.77mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	1.02mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	1.06mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	23d	1	1.20mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	1.20mi

Listing history 11 events

1. 2026-06-17
   days on market $269,900 Active 232 DOM
2. 2026-06-16
   days on market $269,900 Active 231 DOM
3. 2026-06-16
   days on market $269,900 Active 230 DOM
4. 2026-06-13
   days on market $269,900 Active 228 DOM
5. 2026-06-09
   days on market $269,900 Active 224 DOM
6. 2026-06-07
   days on market $269,900 Active 222 DOM
7. 2026-06-02
   days on market $269,900 Active 217 DOM
8. 2026-06-01
   days on market $269,900 Active 216 DOM
9. 2026-06-01
   days on market $269,900 Active 215 DOM
10. 2026-04-14
    price $269,900
11. 2025-10-28
    listed $279,900 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: $963 · $80/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,277/yr (+$106/mo · 132.7%)

ⓘ 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 · 25 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: $25,161
• − Mortgage interest: −$15,119
• − Property taxes: −$963
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$7,852
• Taxable loss: −$4,148
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $1,575/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

-3.6% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $269,900 FORTMLS
• 2025-10-28 Listed $279,900 FORTMLS

Property tax history

+9.2%/yr

Latest (2025): $963 · +13.8% YoY. Source: county tax records.