3810 17th St SW · Lehigh Acres, FL 33976

$347,900

4 bd · 2.0 ba · 1,741 sqft · Land · 43 Days on market

Built 2025 0.25 ac lot

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Why this score? — see what drove the D- 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 +5.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks

Welcome to this MARVELOUS (2025) BUILT completed 4/2 home nestled away on a quiet street in the HIGHLY DESIRABLE SW side. This GRAND elevation with flattering DOUBLE FROSTED front doors has Multiple TRAY ceilings & 8ft ultimate interior Doors plus a decorative IRON ACCENT at entrance spotlights an impressive OVERSIZED porcelain tile throughout, gorgeous QUARTZ rainfall countertops & backsplash with an inviting Attractive SHIPLAP breakfast bar, STAINLESS STEEL appliances, an admirable illuminated Accent wall, and SOFT CLOSE SHAKER cabinets with crown molding. It is nicely landscaped including a stone perimeter and highlights IMPACT WINDOWS & DOORS, outstanding TILED walk-in

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Lot is rectangular with paved public-maintained road access; Lot dimensions approximately 80 x 120 (appraiser); Lot exposure: North; Zoning: RS-1; Irrigation source: Well
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Paved parking; Garage door opener; Two covered spaces
• Security: Security/high impact doors; Smoke detectors
• Utilities: Well water; Septic system; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; Faces south; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Lanai/screened porch; Open patio/porch; Patio; Room for pool; Sprinkler/irrigation system (automatic); Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Water purifier; Water softener
• Bedrooms: Split bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Tray ceilings; Breakfast area; Kitchen island; Living/dining room; Custom mirrors; Pantry; Dual sinks; Separate shower (shower only); Cable TV; Walk-in closets; Split bedroom layout; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $348k.

Deal economics

• At list price, monthly cash flow is $-687 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (37.5% below list).
• Recommended offer: $217k (37.5% 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+, 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $348k implies a 1079% 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 $217,350 (37.5% 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 43 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 13.3

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: 17.6%
• Equity multiple: 2.43×
• Total profit: $139,371
• Equity at exit: $313,416

10-year hold

• IRR: 16.1%
• Equity multiple: 5.45×
• Total profit: $433,503
• Equity at exit: $675,893

Cash invested: $97,412 (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: 13.3×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,824
• Tax est. 1.5%: −$435 /mo · $5,218/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-687

Break-even live

Break-even rent $3,043

Max offer price $248,462

Occupancy floor —

Sensitivity live

Price	-10% $-447	-5% $-567	+0% $-687	+5% $-807	+10% $-928
Rent	-10% $-859	-5% $-773	+0% $-687	+5% $-601	+10% $-515
Rate	-1.0pp $-512	-0.5pp $-599	base $-687	+0.5pp $-777	+1.0pp $-869

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: $86,975
• Closing costs: $10,437
• 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	0.16mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.35mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	3d	1	0.42mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.42mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	0.44mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.51mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.57mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	0.65mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	20d	1	0.68mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.68mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.69mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.69mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.73mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	0.77mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.77mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	24d	1	0.78mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.79mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.79mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.79mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.79mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	0.82mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	0.83mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.91mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.91mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.93mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	0.94mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	24d	1	0.95mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.99mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.99mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.00mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.00mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.00mi
4401 22nd St SW Lehigh Acres, FL	3.0	2.0	1109	$1,345	$1.21	24d	1	1.01mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	1.04mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	1.05mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	1.05mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	1.05mi
4412 25th St SW Lehigh Acres, FL	3.0	2.0	1205	$1,700	$1.41	22d	1	1.06mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	15d	1	1.07mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	1.07mi

Listing history 31 events

1. 2026-06-13
   status $347,900 Pending 43 DOM
2. 2026-06-10
   days on market $347,900 Active 43 DOM
3. 2026-06-09
   days on market $347,900 Active 42 DOM
4. 2026-06-08
   days on market $347,900 Active 41 DOM
5. 2026-06-07
   days on market $347,900 Active 40 DOM
6. 2026-06-03
   days on market $347,900 Active 36 DOM
7. 2026-06-02
   days on market $347,900 Active 35 DOM
8. 2026-06-01
   days on market $347,900 Active 34 DOM
9. 2026-05-31
   days on market $347,900 Active 33 DOM
10. 2026-04-28
    listed $347,900 Active
11. 2026-04-28
    historical
12. 2026-04-01
    listed $354,900 Active
13. 2026-04-01
    historical
14. 2026-03-15
    listed $364,900 Active
15. 2026-02-25
    historical
16. 2026-02-02
    listed $359,900 Active
17. 2026-02-02
    historical
18. 2026-01-10
    listed $369,900 Active
19. 2025-12-29
    price $368,000
20. 2025-12-29
    historical
21. 2025-12-09
    price $373,900
22. 2025-11-28
    price $374,000
23. 2025-11-17
    price $374,900
24. 2025-11-13
    price $369,990
25. 2025-11-08
    price $379,000
26. 2025-10-30
    listed $379,990 Active
27. 2025-03-14
    soldstatus $29,500
28. 2017-12-01
    soldstatus $4,500 Sold
29. 2017-11-24
    status Pending
30. 2017-11-06
    listed $5,000 Active
31. 2004-04-12
    soldstatus $6,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,082
• − Mortgage interest: −$19,488
• − Property taxes: −$5,218
• − Insurance: −$1,740
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$10,121
• Taxable loss: −$14,658
• Est. tax savings @ 24.0%: +$3,518
• After-tax cash flow: $-4,728/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

+5698.3% since first listed

22 events — show timeline

• 2026-04-28 Listing Removed — FORTMLS
• 2026-04-28 Listed $347,900 FORTMLS
• 2026-04-01 Listing Removed — FORTMLS
• 2026-04-01 Listed $354,900 FORTMLS
• 2026-03-15 Listed $364,900 FORTMLS
• 2026-02-25 Listing Removed — FORTMLS
• 2026-02-02 Listing Removed — FORTMLS
• 2026-02-02 Listed $359,900 FORTMLS
• 2026-01-10 Listed $369,900 FORTMLS
• 2025-12-29 Price Changed $368,000 NAPLESMLS
• 2025-12-29 Listing Removed — NAPLESMLS
• 2025-12-09 Price Changed $373,900 NAPLESMLS
• 2025-11-28 Price Changed $374,000 NAPLESMLS
• 2025-11-17 Price Changed $374,900 NAPLESMLS
• 2025-11-13 Price Changed $369,990 NAPLESMLS
• 2025-11-08 Price Changed $379,000 NAPLESMLS
• 2025-10-30 Listed $379,990 NAPLESMLS
• 2025-03-14 Sold (Public Records) $29,500 Public Records
• 2017-12-01 Sold (MLS) $4,500 FORTMLS
• 2017-11-24 Pending — FORTMLS
• 2017-11-06 Listed $5,000 FORTMLS
• 2004-04-12 Sold (Public Records) $6,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $434 · +10.7% YoY. Source: county tax records.