3815 9th St SW · Lehigh Acres, FL 33976

$369,900

3 bd · 3.0 ba · 1,400 sqft · Land · 236 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
• Cash flow +4.5/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Build your dream home in this growing community of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Jet Blue Stadium, shopping, restaurants, churches, schools. Come and enjoy all that Sunny South West Florida has to offer!

Key facts

• Open floor plan
• Walk-in closet
• Covered lanai

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• PRIVATE BATHROOM
• WALK-IN CLOSET
• COVERED LANAI
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Zoning: RS-1; Lot described as regular; Lot dimensions source: Property Appraiser Office; Approximately 0.25 acres; Total area listed as 1,900 (measure unit not included); Subdivision: Lehigh Acres
• HOA & community: No maintenance fees; Community amenities include billiards; Community type: see remarks

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant windows and doors
• Utilities: Well water; Septic sewer; Electric service; Cable available
• Home design: Residential single-family home; 1 story / ranch; Rear exposure facing south
• Construction: Concrete block construction; Built in 2025
• Exterior features: Stucco exterior; Impact resistant windows and doors; Single hung windows; Shingle roof; Landscaped area view; Well irrigation

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Icemaker
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Air purifier cooling
• Interior features: Built-in cabinets; Eat-in kitchen; Open porch/lanai
• Laundry & utility: Washer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-949 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (45.0% below list).
• Recommended offer: $203k (45.0% below list) — sets the bar for 1% rule.
• Cap rate 3.2% 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 21d 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 34% 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask is 14696% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $370k implies a 825% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,442 (45.0% 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 236 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.55% ✗
• Cap rate: 3.21%
• Cash-on-cash: -11.00%
• DSCR: 0.51
• GRM: 15.2

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: 15.9%
• Equity multiple: 2.30×
• Total profit: $135,077
• Equity at exit: $333,235

10-year hold

• IRR: 14.9%
• Equity multiple: 5.20×
• Total profit: $434,702
• Equity at exit: $718,634

Cash invested: $103,572 (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: 15.2×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-949

Break-even live

Break-even rent $3,236

Max offer price $232,563

Occupancy floor —

Sensitivity live

Price	-10% $-693	-5% $-821	+0% $-949	+5% $-1,077	+10% $-1,205
Rent	-10% $-1,110	-5% $-1,029	+0% $-949	+5% $-869	+10% $-788
Rate	-1.0pp $-763	-0.5pp $-855	base $-949	+0.5pp $-1,045	+1.0pp $-1,142

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.17mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.18mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.20mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.28mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.34mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.36mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.37mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.49mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.53mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.57mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.61mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.64mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.67mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.69mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.69mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.69mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	0.72mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	0.73mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	0.79mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.82mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	0.86mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.88mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.93mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.94mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	25d	1	0.95mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	0.99mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	1.04mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	21d	1	1.04mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	1.05mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	22d	1	1.06mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	4d	1	1.09mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	1.10mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	25d	1	1.11mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	21d	1	1.13mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	4d	1	1.14mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	25d	1	1.14mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	25d	1	1.15mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	1.15mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	1.15mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	1.15mi

Listing history 20 events

1. 2026-06-17
   days on market $369,900 Active 236 DOM
2. 2026-06-16
   days on market $369,900 Active 235 DOM
3. 2026-06-16
   days on market $369,900 Active 234 DOM
4. 2026-06-13
   days on market $369,900 Active 232 DOM
5. 2026-06-09
   days on market $369,900 Active 228 DOM
6. 2026-06-07
   days on market $369,900 Active 226 DOM
7. 2026-06-02
   days on market $369,900 Active 221 DOM
8. 2026-06-01
   days on market $369,900 Active 220 DOM
9. 2026-06-01
   days on market $369,900 Active 219 DOM
10. 2026-05-15
    listed $2,500
11. 2026-03-05
    price $369,900
12. 2026-02-07
    price $379,000
13. 2025-10-24
    listed $379,900 Active
14. 2025-08-21
    soldstatus $40,000
15. 2022-12-19
    soldstatus $20,000
16. 2022-12-16
    soldstatus $20,000 Closed 224-char remark

    Show marketing remark (224 chars)

    Build your dream home in this growing community of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Jet Blue Stadium, shopping, restaurants, churches, schools. Come and enjoy all that Sunny South West Florida has to offer!

17. 2022-11-07
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Build your dream home in this growing community of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Jet Blue Stadium, shopping, restaurants, churches, schools. Come and enjoy all that Sunny South West Florida has to offer!

18. 2022-09-22
    status Active 224-char remark

    Show marketing remark (224 chars)

    Build your dream home in this growing community of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Jet Blue Stadium, shopping, restaurants, churches, schools. Come and enjoy all that Sunny South West Florida has to offer!

19. 2022-04-01
    historical 224-char remark

    Show marketing remark (224 chars)

    Build your dream home in this growing community of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Jet Blue Stadium, shopping, restaurants, churches, schools. Come and enjoy all that Sunny South West Florida has to offer!

20. 2021-11-10
    listed $20,000 Active 224-char remark

    Show marketing remark (224 chars)

    Build your dream home in this growing community of Lehigh Acres. Easy access to Sr. 82, Daniels Pkwy, Jet Blue Stadium, shopping, restaurants, churches, schools. Come and enjoy all that Sunny South West Florida has to offer!

ⓘ 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 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $24,413
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$10,761
• Taxable loss: −$18,372
• Est. tax savings @ 24.0%: +$4,409
• After-tax cash flow: $-6,980/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

-87.5% since first listed

11 events — show timeline

• 2026-05-15 Listed for Rent $2,500 FGCMLS
• 2026-03-05 Price Changed $369,900 NAPLESMLS
• 2026-02-07 Price Changed $379,000 NAPLESMLS
• 2025-10-24 Listed $379,900 NAPLESMLS
• 2025-08-21 Sold (Public Records) $40,000 Public Records
• 2022-12-19 Sold (Public Records) $20,000 Public Records
• 2022-12-16 Sold (MLS) $20,000 FORTMLS
• 2022-11-07 Pending — FORTMLS
• 2022-09-22 Relisted — FORTMLS
• 2022-04-01 Listing Removed — FORTMLS
• 2021-11-10 Listed $20,000 FORTMLS

Property tax history

+19.2%/yr

Latest (2025): $498 · +10.2% YoY. Source: county tax records.