2804 Anita Ave N · Lehigh Acres, FL 33971

$259,900

3 bd · 2.0 ba · 1,170 sqft · Land · 38 Days on market

Built 2026 0.25 ac lot

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, buildable lot in NW Lehigh. New homes going up all around. Build your FLORIDA dream home or your investment portfolio. Come enjoy the sun, fun, beaches and nightlife of Fort Myers.

Key facts

• Open-concept design
• New construction
• Tile flooring

Tags

• NEW CONSTRUCTION
• TILE FLOORING
• HURRICANE IMPACT WINDOWS
• OPEN-CONCEPT DESIGN

Property features AI

Finance

• Other: Oversized lot with dimensions approximately 136 x 80 x 80 x 136 (plans indicate 0.25 acre); Property zoned RS-1; Property listed as single-unit (one dwelling in community)
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with automatic garage door opener; Two covered garage spaces
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; New construction; East-facing entry
• Construction: Built with block, concrete, and stucco; Shingle roof
• Exterior features: Security/high-impact doors; Lot suitable for a pool; Open porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water softener
• Flooring: Tile floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; French/Atrium doors; Kitchen island; Open living/dining area; Separate shower; Shower-only bath configuration; Walk-in closets; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.4% below list).
• Recommended offer: $194k (25.4% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $260k implies a 796% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,780 (25.4% 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 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-64,658
• Equity at exit: $38,752

10-year hold

• IRR: -40.1%
• Equity multiple: -0.37×
• Total profit: $-99,885
• Equity at exit: $22,471

Cash invested: $72,772 (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: 1347
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-265

Break-even live

Break-even rent $2,274

Max offer price $221,518

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-175	+0% $-265	+5% $-355	+10% $-445
Rent	-10% $-418	-5% $-342	+0% $-265	+5% $-189	+10% $-112
Rate	-1.0pp $-134	-0.5pp $-199	base $-265	+0.5pp $-333	+1.0pp $-401

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	0.44mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.44mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	12d	1	0.45mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	21d	1	0.52mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	21d	1	0.52mi
1418 W 12th St Lehigh Acres, FL	2.0	2.0	1113	$1,295	$1.16	23d	1	0.75mi
1407 W 10th St Lehigh Acres, FL	3.0	2.0	1407	$1,700	$1.21	25d	1	0.81mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	25d	1	0.82mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	25d	1	0.92mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.09mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	5d	1	1.11mi
1006 W 12th St Unit B Lehigh Acres, FL	3.0	2.0	1400	$1,800	$1.29	25d	1	1.16mi
1000 W 12th St #1002 Lehigh Acres, FL	2.0	2.0	964	$1,225	$1.27	23d	1	1.19mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	16d	1	1.24mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	5d	1	1.29mi
802 W 11th St Lehigh Acres, FL	3.0	2.0	1283	$1,725	$1.34	5d	1	1.31mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	25d	1	1.36mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	1.37mi
714 W 12th St Lehigh Acres, FL	3.0	2.0	1121	$1,600	$1.43	16d	1	1.38mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	25d	1	1.39mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	25d	1	1.40mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	25d	1	1.43mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	25d	1	1.44mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	1.48mi

Listing history 15 events

1. 2026-06-02
   status $259,900 Pending 38 DOM
2. 2026-06-01
   days on market $259,900 Active 38 DOM
3. 2026-05-31
   days on market $259,900 Active 37 DOM
4. 2026-05-20
   price $270,000
5. 2026-05-12
   price $276,900
6. 2026-04-30
   status Active
7. 2026-04-28
   status Pending
8. 2026-04-27
   status Active
9. 2026-04-27
   status Pending
10. 2026-04-22
    listed $279,900 Active
11. 2024-10-23
    soldstatus $29,000
12. 2024-10-18
    soldstatus $29,000 Closed 191-char remark

    Show marketing remark (191 chars)

    Beautiful, buildable lot in NW Lehigh. New homes going up all around. Build your FLORIDA dream home or your investment portfolio. Come enjoy the sun, fun, beaches and nightlife of Fort Myers.

13. 2024-09-16
    status Pending 191-char remark

    Show marketing remark (191 chars)

    Beautiful, buildable lot in NW Lehigh. New homes going up all around. Build your FLORIDA dream home or your investment portfolio. Come enjoy the sun, fun, beaches and nightlife of Fort Myers.

14. 2024-07-08
    price $32,500 191-char remark

    Show marketing remark (191 chars)

    Beautiful, buildable lot in NW Lehigh. New homes going up all around. Build your FLORIDA dream home or your investment portfolio. Come enjoy the sun, fun, beaches and nightlife of Fort Myers.

15. 2024-04-09
    listed $40,000 Active 191-char remark

    Show marketing remark (191 chars)

    Beautiful, buildable lot in NW Lehigh. New homes going up all around. Build your FLORIDA dream home or your investment portfolio. Come enjoy the sun, fun, beaches and nightlife of Fort Myers.

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $23,254
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$7,561
• Taxable loss: −$7,784
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $-1,315/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

+575.0% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $270,000 FORTMLS
• 2026-05-12 Price Changed $276,900 FORTMLS
• 2026-04-30 Relisted — FORTMLS
• 2026-04-28 Pending — FORTMLS
• 2026-04-27 Relisted — FORTMLS
• 2026-04-27 Pending — FORTMLS
• 2026-04-22 Listed $279,900 FORTMLS
• 2024-10-23 Sold (Public Records) $29,000 Public Records
• 2024-10-18 Sold (MLS) $29,000 FORTMLS
• 2024-09-16 Pending — FORTMLS
• 2024-07-08 Price Changed $32,500 FORTMLS
• 2024-04-09 Listed $40,000 FORTMLS

Property tax history

+20.9%/yr

Latest (2025): $501 · +36.4% YoY. Source: county tax records.