3513 14th St W · Lehigh Acres, FL 33971

$275,000

3 bd · 2.0 ba · 1,671 sqft · SingleFamily public records · 96 Days on market

Built 2004 0.34 ac lot Est $359k · 23% 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 +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT a short sale! This bank owned property is priced to move quickly! Offering 3 bedrooms, 2 baths, large open floor plan and plenty of space with over 1700 sq. ft. under air, this home is located in a central location. This property is sold As Is with right to inspect. This property is eligible for ExpressPath Financing. Please see attached instructions and provide proof of funds when submitting offers.

Key facts

• Split floor plan
• Large great room
• 0.34 acre lot

Tags

• FULLY FENCED BACKYARD
• LARGE GREAT ROOM
• TILED AND SCREENED LANAI
• SPLIT FLOOR PLAN
• OVERSIZED OWNERS SUITE
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• Other: Zoning: RS-1; Lot area approximately 0.345 acres; Total area measurement source: Property Appraiser Office; Possession at closing
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic system; Cable available
• Home design: Single family residence; 1-story ranch / contemporary design; South rear exposure; Residential property in Lehigh Acres
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Bay and single-hung windows; Built in 2004
• Exterior features: Room for a pool; Corner lot; Irregular-shaped lot; Landscaped area view; City and county maintained paved public road access

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer; Refrigerator with icemaker; Pantry
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Foyer; Pantry; Window coverings; Dining area open to family room; Eat-in kitchen; Florida room; Screened lanai/porch; Guest bath; Guest room; Water treatment system (owned)
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry area in garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $37 ($439/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 $217k (21.2% below list).
• Recommended offer: $217k (21.2% 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 $8k 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 96 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $275k implies a 310% 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 $216,655 (21.2% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $359,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Rita	0.33mi	3/2.0	1,630 (-2%)	12mo	$360,000	$221	70
907 Sunniland Blvd	0.28mi	3/2.0	1,811 (+8%)	5mo	$375,000	$207	69
3318 9th St W	0.53mi	3/2.0	1,630 (-2%)	4mo	$315,000	$193	68
919 Sara Ave N	0.26mi	4/2.0 (+1)	1,824 (+9%)	0mo	$289,000	$158	67
3400 13th St W	0.29mi	4/3.0 (+1)	1,583 (-5%)	2mo	$350,000	$221	67
3314 10th St W	0.53mi	3/2.0	1,599 (-4%)	2mo	$363,000	$227	67
3719 18th St W	0.55mi	3/2.0	1,630 (-2%)	12mo	$350,000	$215	60
1909 Wanda Ave N	0.48mi	3/2.0	1,514 (-9%)	4mo	$305,000	$201	58
3815 15th St W	0.59mi	3/2.0	1,717 (+3%)	12mo	$380,000	$221	58
3725 12th St W	0.40mi	3/2.0	1,474 (-12%)	11mo	$335,000	$227	53
3202 14th St W	0.71mi	4/3.0 (+1)	1,673 (+0%)	12mo	$257,000	$154	48
3715 6th St W	0.57mi	3/2.0	1,458 (-13%)	15mo	$300,000	$206	40

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-48,685
• Equity at exit: $41,003

10-year hold

• IRR: -17.3%
• Equity multiple: 0.16×
• Total profit: $-64,359
• Equity at exit: $23,777

Cash invested: $77,000 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $37

Break-even live

Break-even rent $2,120

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $114	+0% $37	+5% $-41	+10% $-119
Rent	-10% $-135	-5% $-49	+0% $37	+5% $122	+10% $208
Rate	-1.0pp $175	-0.5pp $107	base $37	+0.5pp $-35	+1.0pp $-107

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	4d	1	0.27mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	24d	1	0.32mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	4d	1	0.34mi
1906 Venice Ave N Lehigh Acres, FL	4.0	2.0	1833	$1,995	$1.09	4d	1	0.41mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	4d	1	0.44mi
3732 16th St W Lehigh Acres, FL	3.0	2.0	1362	$2,100	$1.54	24d	1	0.45mi
3732 16th St W Lehigh Acres, FL	4.0	2.0	1362	$2,000	$1.47	4d	1	0.45mi
1923 Sunniland Blvd Lehigh Acres, FL	3.0	2.5	1638	$2,200	$1.34	24d	1	0.54mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	0.54mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	11d	1	0.54mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	0.54mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	17d	1	0.60mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	12d	1	0.60mi
2511 Sunniland Blvd Lehigh Acres, FL	4.0	2.0	1811	$1,900	$1.05	4d	1	0.68mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	15d	1	0.69mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	4d	1	0.72mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	24d	1	0.72mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	0.75mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	4d	1	0.78mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	24d	1	0.79mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	0.80mi
2015 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1458	$1,800	$1.23	24d	1	0.80mi
4008 15th St W Lehigh Acres, FL	3.0	2.0	1317	$1,625	$1.23	15d	1	0.82mi
2018 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1730	$2,236	$1.29	4d	1	0.84mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.85mi
3816 20th St W Lehigh Acres, FL	3.0	2.0	1314	$1,606	$1.22	24d	1	0.91mi
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	24d	1	0.97mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	0.98mi
3837 17th St W Lehigh Acres, FL	4.0	2.0	1871	$2,450	$1.31	24d	1	0.98mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	1.00mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.01mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	1.03mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	24d	1	1.06mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	3d	1	1.06mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	24d	1	1.07mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	1.07mi
3904 20th St W Lehigh Acres, FL	4.0	2.0	1840	$3,200	$1.74	20d	1	1.11mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	24d	1	1.12mi
2404 Crawford Ave N Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	24d	1	1.12mi
2400 Wanda Ave N Lehigh Acres, FL	3.0	2.0	1198	$2,000	$1.67	24d	1	1.13mi

Listing history 18 events

1. 2026-06-17
   days on market $275,000 Active 96 DOM
2. 2026-06-16
   days on market $275,000 Active 95 DOM
3. 2026-06-15
   days on market $275,000 Active 94 DOM
4. 2026-06-13
   days on market $275,000 Active 92 DOM
5. 2026-06-10
   days on market $275,000 Active 89 DOM
6. 2026-06-09
   days on market $275,000 Active 88 DOM
7. 2026-06-07
   days on market $275,000 Active 86 DOM
8. 2026-06-03
   days on market $275,000 Active 82 DOM
9. 2026-06-02
   days on market $275,000 Active 81 DOM
10. 2026-06-01
    days on market $275,000 Active 80 DOM
11. 2026-06-01
    days on market $275,000 Active 79 DOM
12. 2026-04-30
    price $275,000
13. 2026-03-13
    listed $300,000 Active
14. 2015-03-02
    price $66,500 407-char remark

    Show marketing remark (407 chars)

    NOT a short sale! This bank owned property is priced to move quickly! Offering 3 bedrooms, 2 baths, large open floor plan and plenty of space with over 1700 sq. ft. under air, this home is located in a central location. This property is sold As Is with right to inspect. This property is eligible for ExpressPath Financing. Please see attached instructions and provide proof of funds when submitting offers.

15. 2009-05-07
    soldstatus $67,000 407-char remark

    Show marketing remark (407 chars)

    NOT a short sale! This bank owned property is priced to move quickly! Offering 3 bedrooms, 2 baths, large open floor plan and plenty of space with over 1700 sq. ft. under air, this home is located in a central location. This property is sold As Is with right to inspect. This property is eligible for ExpressPath Financing. Please see attached instructions and provide proof of funds when submitting offers.

16. 2006-05-01
    soldstatus $273,000
17. 2005-11-30
    listed $269,900
18. 2004-11-01
    listed $152,900

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$864/yr (+$72/mo · 60.9%)

ⓘ 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 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: $25,999
• − Mortgage interest: −$15,404
• − Property taxes: −$1,419
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$8,000
• Taxable loss: −$4,359
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $1,486/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+79.9% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $275,000 NAPLESMLS
• 2026-03-13 Listed $300,000 NAPLESMLS
• 2015-03-02 Price Changed $66,500 FORTMLS
• 2009-05-07 Sold (MLS) $67,000 FORTMLS
• 2006-05-01 Sold (Public Records) $273,000 Public Records
• 2005-11-30 Listed $269,900 FORTMLS
• 2004-11-01 Listed $152,900 FORTMLS

Property tax history

+4.5%/yr

Latest (2025): $1,419 · +4.7% YoY. Source: county tax records.