3903 15th St SW · Lehigh Acres, FL 33976

$448,900

4 bd · 3.0 ba · 2,230 sqft · Land · 187 Days on market

Built 2025 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Cash flow +3.5/30.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Land for sale in Lehigh Acres Florida. What about A 1/4 acre In Lehigh Acres FL. Great sunset views are waiting for you. This is the one! Golf, shopping, restaurants, parks, airports, SW Florida beaches, and close to the Jet Blue park home of the Boston Red Sox Training Facility are just part of the attraction. Lightly wooded lot on paved street conveniently located in SW Lehigh Acres. Absolutely the perfect lot for you to build your Dream Home, Investment Home or Vacation Home! Easy access to Fort Myers and close to 82.

Key facts

• Private den
• Large island
• Impact rated windows

Tags

• PRIVATE DEN
• CHEF INSPIRED KITCHEN
• PRIVATE IN LAW SUITE
• LARGE ISLAND
• DESIGNER CABINETRY
• IMPACT RATED WINDOWS

Property features AI

Finance

• Other: Lot is approximately 0.25 acres with regular lot shape; Lot dimensions approximately 80 x 140; Property zoned RS-1; Irrigation from well; Landscaped area view with partial buildings
• HOA & community: Non-gated community; No HOA maintenance or community amenities

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant windows and doors
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single-family residence; 1 story / ranch, contemporary style; Rear exposure faces south; Residential property in Lehigh Acres
• Construction: Concrete block construction; Shingle roof; Built in 2025
• Exterior features: Room for a pool; Stucco exterior; Impact resistant windows and doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms plus a den
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Split bedroom floor plan; Den / study; Open porch / lanai; Laundry tub; Unfurnished
• Laundry & utility: Washer/dryer hookup; Laundry tub; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $449k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (50.8% below list).
• Recommended offer: $221k (50.8% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 13928% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $449k implies a 2202% gain — meaningful room to come down on a strong offer.

Recommended offer $220,873 (50.8% 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 187 days. Have you received any prior offers? Is the seller open to a 51% 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: 0.49% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.96%
• DSCR: 0.42
• GRM: 16.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.21×
• Total profit: $151,593
• Equity at exit: $404,405

10-year hold

• IRR: 14.1%
• Equity multiple: 5.00×
• Total profit: $502,876
• Equity at exit: $872,114

Cash invested: $125,692 (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: 16.9×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$2,354
• Tax est. 1.5%: −$561 /mo · $6,734/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-1,357

Break-even live

Break-even rent $3,927

Max offer price $252,489

Occupancy floor —

Sensitivity live

Price	-10% $-1,047	-5% $-1,202	+0% $-1,357	+5% $-1,512	+10% $-1,668
Rent	-10% $-1,532	-5% $-1,445	+0% $-1,357	+5% $-1,270	+10% $-1,183
Rate	-1.0pp $-1,131	-0.5pp $-1,243	base $-1,357	+0.5pp $-1,474	+1.0pp $-1,592

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: $112,225
• Closing costs: $13,467
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.23mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.35mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.57mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.61mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	0.61mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.64mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	20d	1	0.68mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	0.74mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.76mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.80mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.82mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	24d	1	0.82mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.85mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.88mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.91mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	0.91mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	0.92mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	24d	1	0.92mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	0.98mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	24d	1	0.98mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	24d	1	1.06mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.07mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.07mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.07mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.07mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.08mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	15d	1	1.11mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	1.11mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	1.13mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	1.15mi
3121 11th St SW Lehigh Acres, FL	4.0	2.0	2768	$2,205	$0.80	24d	1	1.16mi
4541 21st St SW Lehigh Acres, FL	3.0	2.0	2228	$1,695	$0.76	24d	1	1.18mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	1.18mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	1.18mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	24d	1	1.24mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	24d	1	1.35mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	4d	1	1.37mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	24d	1	1.40mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.41mi
4713 13th St SW Lehigh Acres, FL	3.0	2.0	2320	$1,600	$0.69	4d	1	1.42mi

Listing history 26 events

1. 2026-06-17
   days on market $448,900 Active 187 DOM
2. 2026-06-16
   days on market $448,900 Active 186 DOM
3. 2026-06-15
   days on market $448,900 Active 185 DOM
4. 2026-06-13
   days on market $448,900 Active 183 DOM
5. 2026-06-10
   days on market $448,900 Active 180 DOM
6. 2026-06-09
   days on market $448,900 Active 179 DOM
7. 2026-06-07
   pricestatusdays on market $448,900 Active 177 DOM
8. 2026-06-02
   statusdays on market $449,900 Pending 173 DOM
9. 2026-06-01
   days on market $449,900 Active 172 DOM
10. 2026-06-01
    days on market $449,900 Active 171 DOM
11. 2026-05-07
    price $449,900
12. 2026-04-22
    price $2,900
13. 2026-04-15
    price $459,900
14. 2026-04-08
    price $3,000
15. 2026-03-25
    listed $3,200
16. 2026-03-17
    price $464,900
17. 2026-02-12
    price $469,900
18. 2026-01-23
    price $465,521
19. 2026-01-09
    price $469,521
20. 2025-12-11
    listed $469,900 Active
21. 2022-05-26
    soldstatus $19,500
22. 2022-05-20
    soldstatus $19,500 Closed 526-char remark

    Show marketing remark (526 chars)

    Land for sale in Lehigh Acres Florida. What about A 1/4 acre In Lehigh Acres FL. Great sunset views are waiting for you. This is the one! Golf, shopping, restaurants, parks, airports, SW Florida beaches, and close to the Jet Blue park home of the Boston Red Sox Training Facility are just part of the attraction. Lightly wooded lot on paved street conveniently located in SW Lehigh Acres. Absolutely the perfect lot for you to build your Dream Home, Investment Home or Vacation Home! Easy access to Fort Myers and close to 82.

23. 2022-04-21
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Land for sale in Lehigh Acres Florida. What about A 1/4 acre In Lehigh Acres FL. Great sunset views are waiting for you. This is the one! Golf, shopping, restaurants, parks, airports, SW Florida beaches, and close to the Jet Blue park home of the Boston Red Sox Training Facility are just part of the attraction. Lightly wooded lot on paved street conveniently located in SW Lehigh Acres. Absolutely the perfect lot for you to build your Dream Home, Investment Home or Vacation Home! Easy access to Fort Myers and close to 82.

24. 2022-04-18
    listed $18,000 Active 526-char remark

    Show marketing remark (526 chars)

    Land for sale in Lehigh Acres Florida. What about A 1/4 acre In Lehigh Acres FL. Great sunset views are waiting for you. This is the one! Golf, shopping, restaurants, parks, airports, SW Florida beaches, and close to the Jet Blue park home of the Boston Red Sox Training Facility are just part of the attraction. Lightly wooded lot on paved street conveniently located in SW Lehigh Acres. Absolutely the perfect lot for you to build your Dream Home, Investment Home or Vacation Home! Easy access to Fort Myers and close to 82.

25. 2021-05-05
    soldstatus $12,418
26. 2012-01-20
    soldstatus $6,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,505
• − Mortgage interest: −$25,145
• − Property taxes: −$6,734
• − Insurance: −$2,244
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$13,059
• Taxable loss: −$24,918
• Est. tax savings @ 24.0%: +$5,980
• After-tax cash flow: $-10,308/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

+7275.4% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $449,900 BEARMLS
• 2026-04-22 Price Changed $2,900 NAPLESMLS
• 2026-04-15 Price Changed $459,900 BEARMLS
• 2026-04-08 Price Changed $3,000 NAPLESMLS
• 2026-03-25 Listed for Rent $3,200 NAPLESMLS
• 2026-03-17 Price Changed $464,900 BEARMLS
• 2026-02-12 Price Changed $469,900 BEARMLS
• 2026-01-23 Price Changed $465,521 BEARMLS
• 2026-01-09 Price Changed $469,521 BEARMLS
• 2025-12-11 Listed $469,900 BEARMLS
• 2022-05-26 Sold (Public Records) $19,500 Public Records
• 2022-05-20 Sold (MLS) $19,500 FORTMLS
• 2022-04-21 Pending — FORTMLS
• 2022-04-18 Listed $18,000 FORTMLS
• 2021-05-05 Sold (Public Records) $12,418 Public Records
• 2012-01-20 Sold (Public Records) $6,100 Public Records

Property tax history

+19.1%/yr

Latest (2025): $497 · +11.9% YoY. Source: county tax records.