3100 Colin Ave S · Lehigh Acres, FL 33976

$345,000

3 bd · 2.0 ba · 1,653 sqft · Land · 54 Days on market

Built 2025 0.32 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 +5.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This vacant corner lot, situated in the southwestern region of Lehigh Acres, presents an ideal opportunity to build your single-family home. It boasts a western exposure, perfect for enjoying the beautiful sunsets of Southwest Florida. The property is free from deed restrictions, homeowners' associations, or maintenance fees, offering you complete freedom in your home design. Conveniently located approximately near State Route 82, the lot is less than 5 miles from local restaurants, JetBlue Park, and grocery stores. Additionally, it's close to RSW Airport and Bell Tower Shops. This growing area offers a blend of tranquility and accessibility, making it an attractive spot for your new home.

Key facts

• Impact-rated doors
• High tray ceilings
• Epoxy-finished lanai

Tags

• OPEN-CONCEPT LAYOUT
• HIGH TRAY CEILINGS
• MARBLE TILE FLOORING
• MODERN CABINETRY
• EPOXY-FINISHED LANAI
• IMPACT-RATED DOORS

Property features AI

Finance

• Other: Irrigation source: well
• Financial info: Pets allowed
• HOA & community: No association fee; Community is non-gated

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered parking spaces
• Security: High impact doors; Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Entry level: 1; Faces east; Has a view; Zoning: RS-1; Non-gated community
• Construction: Block, concrete and stucco construction; Shingle roof; Built recently (new construction)
• Exterior features: Patio (open); Porch; Sprinkler/irrigation system; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Icemaker / Refrigerator with ice maker
• Bedrooms: Den
• Flooring: Marble; Tile
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Tray ceilings; Entrance foyer; Family/dining room; Living/dining room; Pantry; Shower only with separate shower; Split bedroom floor plan; French doors; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-774 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (40.9% below list).
• Recommended offer: $204k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 3 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 $25k; list at $345k implies a 1280% gain — meaningful room to come down on a strong offer.

Recommended offer $203,769 (40.9% 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 54 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 14.1

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: 16.8%
• Equity multiple: 2.37×
• Total profit: $132,631
• Equity at exit: $310,803

10-year hold

• IRR: 15.6%
• Equity multiple: 5.33×
• Total profit: $418,732
• Equity at exit: $670,259

Cash invested: $96,600 (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: 788
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-774

Break-even live

Break-even rent $3,018

Max offer price $232,937

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-655	+0% $-774	+5% $-894	+10% $-1,013
Rent	-10% $-935	-5% $-855	+0% $-774	+5% $-694	+10% $-613
Rate	-1.0pp $-601	-0.5pp $-687	base $-774	+0.5pp $-864	+1.0pp $-955

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	16d	1	0.22mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	0.22mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.28mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.29mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	25d	1	0.30mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.31mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.32mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.33mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	25d	1	0.36mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	0.40mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.54mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	0.59mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.60mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.61mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	0.83mi
4412 25th St SW Lehigh Acres, FL	3.0	2.0	1205	$1,700	$1.41	23d	1	0.83mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	18d	1	0.84mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	0.87mi
4401 22nd St SW Lehigh Acres, FL	3.0	2.0	1109	$1,345	$1.21	25d	1	0.93mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	16d	1	0.94mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	0.94mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.96mi
4435 27th St SW Lehigh Acres, FL	3.0	2.0	1158	$1,250	$1.08	21d	1	0.96mi
4440 28th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	13d	1	0.97mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.97mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.99mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.99mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	25d	1	0.99mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.00mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	1.02mi
4453 29th St SW Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	1.03mi
4455 29th St SW Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	1.03mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	1.05mi
14158 Gardeners Way Fort Myers, FL	3.0	2.5	1871	$2,600	$1.39	4d	1	1.08mi
4501 28th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,660	$1.39	25d	1	1.09mi
4501-4503 28th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,660	$1.39	25d	1	1.09mi
4507 20th St SW Lehigh Acres, FL	2.0	2.0	1135	$1,400	$1.23	25d	1	1.10mi
4523 22nd St SW Lehigh Acres, FL	3.0	2.0	1125	$1,700	$1.51	25d	1	1.14mi
4508 30th St SW Unit 4510 Lehigh Acres, FL	3.0	2.0	1114	$1,700	$1.53	25d	1	1.15mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	1.20mi

Listing history 11 events

1. 2026-04-29
   status Pending
2. 2026-04-07
   price $345,000
3. 2026-03-06
   listed $359,999 Active
4. 2024-03-01
   soldstatus $25,000
5. 2024-02-29
   soldstatus $25,000 Closed 698-char remark

   Show marketing remark (698 chars)

   This vacant corner lot, situated in the southwestern region of Lehigh Acres, presents an ideal opportunity to build your single-family home. It boasts a western exposure, perfect for enjoying the beautiful sunsets of Southwest Florida. The property is free from deed restrictions, homeowners' associations, or maintenance fees, offering you complete freedom in your home design. Conveniently located approximately near State Route 82, the lot is less than 5 miles from local restaurants, JetBlue Park, and grocery stores. Additionally, it's close to RSW Airport and Bell Tower Shops. This growing area offers a blend of tranquility and accessibility, making it an attractive spot for your new home.

6. 2024-02-19
   status Pending 698-char remark

   Show marketing remark (698 chars)

   This vacant corner lot, situated in the southwestern region of Lehigh Acres, presents an ideal opportunity to build your single-family home. It boasts a western exposure, perfect for enjoying the beautiful sunsets of Southwest Florida. The property is free from deed restrictions, homeowners' associations, or maintenance fees, offering you complete freedom in your home design. Conveniently located approximately near State Route 82, the lot is less than 5 miles from local restaurants, JetBlue Park, and grocery stores. Additionally, it's close to RSW Airport and Bell Tower Shops. This growing area offers a blend of tranquility and accessibility, making it an attractive spot for your new home.

7. 2024-02-01
   listed $27,500 Active 698-char remark

   Show marketing remark (698 chars)

   This vacant corner lot, situated in the southwestern region of Lehigh Acres, presents an ideal opportunity to build your single-family home. It boasts a western exposure, perfect for enjoying the beautiful sunsets of Southwest Florida. The property is free from deed restrictions, homeowners' associations, or maintenance fees, offering you complete freedom in your home design. Conveniently located approximately near State Route 82, the lot is less than 5 miles from local restaurants, JetBlue Park, and grocery stores. Additionally, it's close to RSW Airport and Bell Tower Shops. This growing area offers a blend of tranquility and accessibility, making it an attractive spot for your new home.

8. 2018-03-15
   soldstatus $5,500 Sold 228-char remark

   Show marketing remark (228 chars)

   Beautiful residential lot for sale in a great area of Lehigh Acres. This parcel is located very close to Daniels Pkwy and 82 so you have easy access to I 75, shopping and restaurants. Come build your new home on this land today!

9. 2018-03-07
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Beautiful residential lot for sale in a great area of Lehigh Acres. This parcel is located very close to Daniels Pkwy and 82 so you have easy access to I 75, shopping and restaurants. Come build your new home on this land today!

10. 2018-02-14
    price $5,999 228-char remark

    Show marketing remark (228 chars)

    Beautiful residential lot for sale in a great area of Lehigh Acres. This parcel is located very close to Daniels Pkwy and 82 so you have easy access to I 75, shopping and restaurants. Come build your new home on this land today!

11. 2017-08-11
    listed $6,499 Active 228-char remark

    Show marketing remark (228 chars)

    Beautiful residential lot for sale in a great area of Lehigh Acres. This parcel is located very close to Daniels Pkwy and 82 so you have easy access to I 75, shopping and restaurants. Come build your new home on this land today!

ⓘ 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: $24,452
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$10,036
• Taxable loss: −$15,722
• Est. tax savings @ 24.0%: +$3,773
• After-tax cash flow: $-5,520/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

+5208.5% since first listed

11 events — show timeline

• 2026-04-29 Pending — FORTMLS
• 2026-04-07 Price Changed $345,000 FORTMLS
• 2026-03-06 Listed $359,999 FORTMLS
• 2024-03-01 Sold (Public Records) $25,000 Public Records
• 2024-02-29 Sold (MLS) $25,000 FORTMLS
• 2024-02-19 Pending — FORTMLS
• 2024-02-01 Listed $27,500 FORTMLS
• 2018-03-15 Sold (MLS) $5,500 NAPLESMLS
• 2018-03-07 Pending — NAPLESMLS
• 2018-02-14 Price Changed $5,999 NAPLESMLS
• 2017-08-11 Listed $6,499 NAPLESMLS

Property tax history

+21.7%/yr

Latest (2025): $604 · +59.2% YoY. Source: county tax records.