3508 14th St SW · Lehigh Acres, FL 33976

$379,900

3 bd · 3.0 ba · 2,198 sqft · Land · 28 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

The Sheffield offers a refined take on modern living in Lehigh Acres, just 12 miles east of Fort Myers. Set within a community celebrated for its natural beauty, including 175 miles of canals and 16 well-stocked lakes, this location is a haven for anglers of all levels. Enjoy updated interior finishes with the added freedom of no HOA and no CDD. Inside, 9’4” ceilings enhance the sense of openness throughout the home. A thoughtfully designed next-gen suite features a private office, living area, bedroom, and ensuite bath—perfect for multigenerational living or extended guests. Two additional secondary bedrooms provide ample space for family and visitors. At the heart of the

Key facts

• Hurricane shutters
• Covered lanai
• Next-gen suite

Tags

• NEXT-GEN SUITE
• CHEF-INSPIRED KITCHEN
• COVERED LANAI
• HURRICANE SHUTTERS
• SMART HOME FEATURES
• LANDSCAPING AND IRRIGATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-937 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (43.7% below list).
• Recommended offer: $214k (43.7% below list) — sets the bar for 1% rule.
• Cap rate 3.3% 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 24d 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $380k implies a 1192% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,766 (43.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.56% ✗
• Cap rate: 3.33%
• Cash-on-cash: -10.57%
• DSCR: 0.53
• GRM: 14.8

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $141,015
• Equity at exit: $342,244

10-year hold

• IRR: 15.1%
• Equity multiple: 5.24×
• Total profit: $451,027
• Equity at exit: $738,062

Cash invested: $106,372 (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: 14.8×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-937

Break-even live

Break-even rent $3,323

Max offer price $244,365

Occupancy floor —

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.20mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.21mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.29mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.33mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.39mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.43mi
3121 11th St SW Lehigh Acres, FL	4.0	2.0	2768	$2,205	$0.80	24d	1	0.63mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.65mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.68mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	0.69mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.80mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.83mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	0.84mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.86mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.91mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	1.01mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	1.10mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	1.10mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	1.14mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	1.16mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	1.17mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	14d	1	1.17mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	1.18mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	1.19mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	1.19mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	24d	1	1.24mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	1.25mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.30mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.30mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.31mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.31mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.32mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	1.35mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	3d	1	1.37mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	24d	1	1.39mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.39mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.39mi
903 Unice Ave N Lehigh Acres, FL	3.0	2.5	2380	$3,000	$1.26	24d	1	1.40mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	24d	1	1.40mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.40mi

Listing history 6 events

1. 2026-04-09
   soldstatus $29,400
2. 2026-03-12
   soldstatus $25,750
3. 2026-02-02
   status Pending
4. 2026-01-05
   listed $379,900 Active
5. 2004-06-01
   soldstatus $13,800
6. 2004-05-28
   soldstatus $6,400

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $25,652
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$11,052
• Taxable loss: −$18,382
• Est. tax savings @ 24.0%: +$4,412
• After-tax cash flow: $-6,828/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

+359.4% since first listed

6 events — show timeline

• 2026-04-09 Sold (Public Records) $29,400 Public Records
• 2026-03-12 Sold (Public Records) $25,750 Public Records
• 2026-02-02 Pending — FORTMLS
• 2026-01-05 Listed $379,900 FORTMLS
• 2004-06-01 Sold (Public Records) $13,800 Public Records
• 2004-05-28 Sold (Public Records) $6,400 Public Records

Property tax history

+10.7%/yr

Latest (2025): $432 · +10.7% YoY. Source: county tax records.