3403 41st St SW · Lehigh Acres, FL 33976

$289,900

4 bd · 2.0 ba · 1,453 sqft · Land · 8 Days on market

Built 2026 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
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Location, location, location. Lot on 41st St SW near the newly widened SR 82. Quiet dead-end street. Located midway between Sunshine Blvd. and Gunnery Rd. /Daniels Parkway in the growing area of SW Lehigh Acres. Minutes from shopping and the International Airport. Very close to the Sunshine/Alico Extension schedule to be built by Lee County soon. Buy now and build or hold for an investment.

Key facts

• Quality finishes
• 0.25 acre lot
• 2 garage spots

Tags

• BRAND NEW ELIZABETH MODEL
• QUICK ACCESS TO FORT MYERS
• TILE FLOORING THROUGHOUT
• QUALITY FINISHES
• SUPERIOR CRAFTSMANSHIP
• STRONG WARRANTY PROTECTION

Property features AI

Finance

• Other: Lot size approximately 0.25 acres (dimensions: 80 x 137 x 80 x 137; source: survey/plans)
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; New construction; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Patio; Security/high-impact doors; Rectangular lot; Lot exposures to the north

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: No specific bedroom types listed
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Closet cabinetry; Dual sinks; Eat-in kitchen; Combined living/dining area; Shower only (separate shower); Walk-in closets; High-speed internet available; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (22.0% below list).
• Recommended offer: $226k (22.0% 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; 39 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 37% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $27k; list at $290k implies a 974% 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; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,159 (22.0% 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. 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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 10.7

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: 21.1%
• Equity multiple: 2.69×
• Total profit: $137,487
• Equity at exit: $261,165

10-year hold

• IRR: 18.5%
• Equity multiple: 5.98×
• Total profit: $403,934
• Equity at exit: $563,212

Cash invested: $81,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-217

Break-even live

Break-even rent $2,536

Max offer price $258,532

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	23d	1	0.28mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.34mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.34mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	3d	1	0.37mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.37mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	21d	1	0.46mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	23d	1	0.58mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	14d	1	0.71mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	2d	1	0.71mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	3d	1	0.71mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.75mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	23d	1	0.77mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	23d	1	0.80mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.80mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	0.83mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	0.88mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	10d	1	0.91mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	1.01mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	3d	1	1.01mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	1.04mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.10mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	23d	1	1.10mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	1.16mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	23d	1	1.20mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	1.23mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	1.27mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	1.27mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	1.28mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.28mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	1.33mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	1.33mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	23d	1	1.36mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	1.38mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	14d	1	1.39mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	1.39mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	1.40mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	14d	1	1.44mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	16d	1	1.46mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	1.50mi

Listing history 5 events

1. 2026-05-20
   listed $289,900 Active
2. 2025-12-10
   soldstatus $27,000
3. 2025-12-08
   soldstatus $27,000 Closed 393-char remark

   Show marketing remark (393 chars)

   Location, location, location. Lot on 41st St SW near the newly widened SR 82. Quiet dead-end street. Located midway between Sunshine Blvd. and Gunnery Rd. /Daniels Parkway in the growing area of SW Lehigh Acres. Minutes from shopping and the International Airport. Very close to the Sunshine/Alico Extension schedule to be built by Lee County soon. Buy now and build or hold for an investment.

4. 2025-11-07
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Location, location, location. Lot on 41st St SW near the newly widened SR 82. Quiet dead-end street. Located midway between Sunshine Blvd. and Gunnery Rd. /Daniels Parkway in the growing area of SW Lehigh Acres. Minutes from shopping and the International Airport. Very close to the Sunshine/Alico Extension schedule to be built by Lee County soon. Buy now and build or hold for an investment.

5. 2025-08-21
   listed $29,900 Active 393-char remark

   Show marketing remark (393 chars)

   Location, location, location. Lot on 41st St SW near the newly widened SR 82. Quiet dead-end street. Located midway between Sunshine Blvd. and Gunnery Rd. /Daniels Parkway in the growing area of SW Lehigh Acres. Minutes from shopping and the International Airport. Very close to the Sunshine/Alico Extension schedule to be built by Lee County soon. Buy now and build or hold for an investment.

ⓘ 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 5/10 Major
• 🌡 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: $27,139
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$8,433
• Taxable loss: −$7,674
• Est. tax savings @ 24.0%: +$1,842
• After-tax cash flow: $-760/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

+869.6% since first listed

5 events — show timeline

• 2026-05-20 Listed $289,900 FORTMLS
• 2025-12-10 Sold (Public Records) $27,000 Public Records
• 2025-12-08 Sold (MLS) $27,000 FORTMLS
• 2025-11-07 Pending — FORTMLS
• 2025-08-21 Listed $29,900 FORTMLS

Property tax history

+17.6%/yr

Latest (2025): $433 · +10.7% YoY. Source: county tax records.