3501 E 10th St · Lehigh Acres, FL 33972

$289,999

3 bd · 3.0 ba · 1,452 sqft · Land · 125 Days on market

Built 2025 0.25 ac lot

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * OMG!!!!!!! location, location, location. SPECTACULAR AND LUXURIOUS CONSTRUCTION HOME!!! LOADED WITH UPGRADES!!!! Dead End with canal, new house 4 bedrooms and 3 bathrooms, full of upgrades in which you will feel in love from the moment you put your first foot in the door to see the house. Porcelain Tile Floor throughout, stainless steel appliances, granite countertops in kitchen and baths, wood cabinets, dual cabinets, dual sinks in master bath, walk-in master closet, double tray ceilings in the living room and single tray ceilings in the dining room and the master bedroom. Nice floor plan that feels spacious from the moment you walk inside. Don't Miss the opportunity. Great location with easy access to Fort Myers. Not located in a flood zone. CALL FOR YOU PRIVATE SHOWING!!!

Key facts

• Mother in law suite
• New construction
• Updated kitchen

Tags

• NEW CONSTRUCTION
• MOTHER IN LAW SUITE
• OPEN-CONCEPT LIVING AREA
• UPDATED KITCHEN

Property features AI

Finance

• Other: Property on a 0.25-acre lot (plans indicate 40 x 30 x 40 x 30)
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Driveway; Paved parking
• Security: High-impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Faces west; RS-1 zoning
• Construction: Block, concrete & stucco construction; Shingle roof; Built as new construction
• Exterior features: Security / high-impact doors; Corner lot; Paved road access; East exposure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: Three full bathrooms; Multiple shower heads; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Bedroom on main level; Living/dining room; Multiple shower heads; Separate shower; Shower only; Unfurnished; Single-hung windows; Impact glass windows
• Laundry & utility: No laundry specifics provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-805 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (29.0% below list).
• Recommended offer: $174k (40.2% below list) — sets the bar for cash-flow.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 125 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask is 13082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $173,509 (40.2% 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 125 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.7

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: -34.7%
• Equity multiple: -0.15×
• Total profit: $-93,036
• Equity at exit: $43,240

10-year hold

• IRR: -30.0%
• Equity multiple: -0.53×
• Total profit: $-124,600
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-805

Break-even live

Break-even rent $3,077

Max offer price $173,509

Occupancy floor —

Sensitivity live

Price	-10% $-605	-5% $-705	+0% $-805	+5% $-905	+10% $-1,005
Rent	-10% $-968	-5% $-886	+0% $-805	+5% $-724	+10% $-642
Rate	-1.0pp $-659	-0.5pp $-731	base $-805	+0.5pp $-880	+1.0pp $-957

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	22d	1	0.31mi
1108 Truman Ave Lehigh Acres, FL	2.0	1.0	1512	$1,650	$1.09	4d	1	0.32mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	3d	1	0.53mi
821 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	11d	1	0.55mi
819 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	0.56mi
1224 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1347	$1,595	$1.18	16d	1	0.85mi
4103 13th St SW Lehigh Acres, FL	2.0	1.0	900	$1,550	$1.72	12d	1	0.96mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	24d	1	1.08mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	24d	1	1.16mi
621 Joel Blvd Unit 102 Lehigh Acres, FL	2.0	2.0	1200	$1,300	$1.08	24d	1	1.32mi
1943 E 12th St Lehigh Acres, FL	3.0	2.0	1600	$1,850	$1.16	24d	1	1.36mi
503 Jackson Ave Lehigh Acres, FL	3.0	2.5	1620	$2,700	$1.67	15d	1	1.36mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	15d	1	1.38mi

Listing history 35 events

1. 2026-06-17
   days on market $289,999 Active 125 DOM
2. 2026-06-16
   days on market $289,999 Active 124 DOM
3. 2026-06-15
   days on market $289,999 Active 123 DOM
4. 2026-06-13
   days on market $289,999 Active 121 DOM
5. 2026-06-10
   days on market $289,999 Active 118 DOM
6. 2026-06-09
   days on market $289,999 Active 117 DOM
7. 2026-06-07
   days on market $289,999 Active 115 DOM
8. 2026-06-02
   days on market $289,999 Active 110 DOM
9. 2026-06-01
   days on market $289,999 Active 109 DOM
10. 2026-06-01
    days on market $289,999 Active 108 DOM
11. 2026-04-29
    listed $2,200
12. 2026-04-28
    historical $2,200
13. 2026-04-15
    price $2,200
14. 2026-03-08
    price $289,999
15. 2026-02-16
    listed $2,250
16. 2026-02-13
    price $279,000
17. 2026-02-11
    listed $289,000 Active
18. 2026-01-31
    historical
19. 2026-01-23
    price $279,000
20. 2026-01-23
    price $289,000
21. 2025-10-05
    price $309,000
22. 2025-07-14
    price $314,000
23. 2025-06-22
    listed $329,000 Active
24. 2024-09-20
    soldstatus $425,000 Closed 794-char remark

    Show marketing remark (794 chars)

    * * * OMG!!!!!!! location, location, location. SPECTACULAR AND LUXURIOUS CONSTRUCTION HOME!!! LOADED WITH UPGRADES!!!! Dead End with canal, new house 4 bedrooms and 3 bathrooms, full of upgrades in which you will feel in love from the moment you put your first foot in the door to see the house. Porcelain Tile Floor throughout, stainless steel appliances, granite countertops in kitchen and baths, wood cabinets, dual cabinets, dual sinks in master bath, walk-in master closet, double tray ceilings in the living room and single tray ceilings in the dining room and the master bedroom. Nice floor plan that feels spacious from the moment you walk inside. Don't Miss the opportunity. Great location with easy access to Fort Myers. Not located in a flood zone. CALL FOR YOU PRIVATE SHOWING!!!

25. 2024-06-14
    status Pending 794-char remark

    Show marketing remark (794 chars)

    * * * OMG!!!!!!! location, location, location. SPECTACULAR AND LUXURIOUS CONSTRUCTION HOME!!! LOADED WITH UPGRADES!!!! Dead End with canal, new house 4 bedrooms and 3 bathrooms, full of upgrades in which you will feel in love from the moment you put your first foot in the door to see the house. Porcelain Tile Floor throughout, stainless steel appliances, granite countertops in kitchen and baths, wood cabinets, dual cabinets, dual sinks in master bath, walk-in master closet, double tray ceilings in the living room and single tray ceilings in the dining room and the master bedroom. Nice floor plan that feels spacious from the moment you walk inside. Don't Miss the opportunity. Great location with easy access to Fort Myers. Not located in a flood zone. CALL FOR YOU PRIVATE SHOWING!!!

26. 2024-04-20
    listed $430,000 Active 794-char remark

    Show marketing remark (794 chars)

    * * * OMG!!!!!!! location, location, location. SPECTACULAR AND LUXURIOUS CONSTRUCTION HOME!!! LOADED WITH UPGRADES!!!! Dead End with canal, new house 4 bedrooms and 3 bathrooms, full of upgrades in which you will feel in love from the moment you put your first foot in the door to see the house. Porcelain Tile Floor throughout, stainless steel appliances, granite countertops in kitchen and baths, wood cabinets, dual cabinets, dual sinks in master bath, walk-in master closet, double tray ceilings in the living room and single tray ceilings in the dining room and the master bedroom. Nice floor plan that feels spacious from the moment you walk inside. Don't Miss the opportunity. Great location with easy access to Fort Myers. Not located in a flood zone. CALL FOR YOU PRIVATE SHOWING!!!

27. 2023-07-10
    soldstatus $16,000
28. 2023-06-08
    soldstatus $25,000
29. 2023-06-05
    soldstatus $12,500 Sold
30. 2023-05-21
    status Pending
31. 2023-05-21
    listed $12,000 Active
32. 2023-03-01
    historical
33. 2022-09-23
    price $19,350
34. 2022-08-24
    listed $21,500 Active
35. 2005-08-31
    soldstatus $49,000

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,693
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$6,568
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$8,436
• Taxable loss: −$14,857
• Est. tax savings @ 24.0%: +$3,566
• After-tax cash flow: $-6,095/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

-95.5% since first listed

25 events — show timeline

• 2026-04-29 Listed for Rent $2,200 TURBOTENANT
• 2026-04-28 Rental Removed $2,200 TURBOTENANT
• 2026-04-15 Price Changed $2,200 TURBOTENANT
• 2026-03-08 Price Changed $289,999 FORTMLS
• 2026-02-16 Listed for Rent $2,250 TURBOTENANT
• 2026-02-13 Price Changed $279,000 FORTMLS
• 2026-02-11 Listed $289,000 FORTMLS
• 2026-01-31 Listing Removed — FORTMLS
• 2026-01-23 Price Changed $279,000 FORTMLS
• 2026-01-23 Price Changed $289,000 FORTMLS
• 2025-10-05 Price Changed $309,000 FORTMLS
• 2025-07-14 Price Changed $314,000 FORTMLS
• 2025-06-22 Listed $329,000 FORTMLS
• 2024-09-20 Sold (MLS) $425,000 FORTMLS
• 2024-06-14 Pending — FORTMLS
• 2024-04-20 Listed $430,000 FORTMLS
• 2023-07-10 Sold (Public Records) $16,000 Public Records
• 2023-06-08 Sold (Public Records) $25,000 Public Records
• 2023-06-05 Sold (MLS) $12,500 NAPLESMLS
• 2023-05-21 Pending — NAPLESMLS
• 2023-05-21 Listed $12,000 NAPLESMLS
• 2023-03-01 Listing Removed — NAPLESMLS
• 2022-09-23 Price Changed $19,350 NAPLESMLS
• 2022-08-24 Listed $21,500 NAPLESMLS
• 2005-08-31 Sold (Public Records) $49,000 Public Records

Property tax history

+17.9%/yr

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