2702 46th St SW · Lehigh Acres, FL 33976

$320,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 104 Days on market

Built 2024 10,454 sqft lot Est $327k · at est.

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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 +8.5/15.0
• Cash flow +7.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0

Listing remarks

Be the first to call this home your own—brand new construction built in 2024 and never lived in. This beautiful 4-bedroom, 2-bath residence is designed for modern living and built for durability with impact-resistant windows and doors for added safety and efficiency. The open-concept layout features vaulted ceilings, recessed lighting, and tile flooring throughout, creating a bright and seamless flow through the living spaces. The striking two-tone kitchen is the centerpiece of the home, complete with stainless steel appliances, a large island with breakfast seating, and plenty of cabinetry for storage. The spacious owner’s suite offers a walk-in closet and a well-appointed en-s

Key facts

• Two-tone kitchen
• Walk-in closet
• Large island

Tags

• BRAND NEW CONSTRUCTION
• IMPACT-RESISTANT WINDOWS
• TWO-TONE KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property on 0.24 acre lot; Total lot area approximately 1,993 (architectural plans); Zoning: RS-1; Section 12, Lot unit 13; Development: Lehigh Acres
• HOA & community: No HOA maintenance; No community amenities; Community type: See remarks

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic sewer
• Home design: Residential single-family home; 1-story / ranch; Built in 2024; Rear exposure faces north
• Construction: Concrete block construction
• Exterior features: Tile roof; Impact resistant windows; Stucco exterior; Landscaped view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cathedral ceiling; Great room floor plan; Split bedroom layout; Dining area in living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (34.4% below list).
• Recommended offer: $210k (34.4% 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+, 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 18d 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $47k; list at $320k implies a 584% gain — meaningful room to come down on a strong offer.

Recommended offer $209,892 (34.4% 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 104 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $327,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 46th St SW	0.01mi	3/2.0	1,532 (+0%)	9mo	$330,000	$215	92
2907 48th St SW	0.39mi	3/2.0	1,503 (-2%)	9mo	$293,000	$195	72
2710 52nd St SW	0.41mi	3/2.0	1,587 (+4%)	8mo	$339,000	$214	68
2600 38th St SW	0.52mi	3/2.0	1,629 (+6%)	0mo	$350,000	$215	65
2505 43rd St SW	0.35mi	3/2.0	1,647 (+8%)	10mo	$345,000	$209	63
2916 41st St SW	0.52mi	3/2.0	1,600 (+5%)	12mo	$364,900	$228	58
4703 Joan Ave S	0.47mi	3/2.0	1,408 (-8%)	10mo	$270,000	$192	56
4602 Beth Ave S	0.26mi	4/2.0 (+1)	1,757 (+15%)	4mo	$274,500	$156	55
2811 50th St SW	0.38mi	3/2.0	1,719 (+12%)	9mo	$382,000	$222	54
117 Paxton St	0.75mi	3/2.0	1,421 (-7%)	2mo	$275,000	$194	52
4304 Loraine Ave S	0.61mi	3/2.0	1,647 (+8%)	11mo	$345,000	$209	49
3010 44th St SW	0.55mi	3/2.0	1,354 (-12%)	7mo	$305,000	$225	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.55×
• Total profit: $138,786
• Equity at exit: $288,281

10-year hold

• IRR: 17.2%
• Equity multiple: 5.70×
• Total profit: $420,692
• Equity at exit: $621,690

Cash invested: $89,600 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$307 /mo · $3,684/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-460

Break-even live

Break-even rent $2,682

Max offer price $238,682

Occupancy floor —

Sensitivity live

Price	-10% $-279	-5% $-370	+0% $-460	+5% $-551	+10% $-641
Rent	-10% $-626	-5% $-543	+0% $-460	+5% $-377	+10% $-295
Rate	-1.0pp $-299	-0.5pp $-379	base $-460	+0.5pp $-543	+1.0pp $-628

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.30mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	18d	1	0.34mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	0.41mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	4d	1	0.46mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.46mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.46mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.47mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	5d	1	0.49mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	5d	1	0.55mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.60mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	0.60mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	5d	1	0.61mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.61mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.64mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.65mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	0.74mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	0.78mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.81mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.81mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.83mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	0.83mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	18d	1	0.87mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.87mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	4d	1	0.88mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	0.90mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	12d	1	0.92mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	0.95mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.95mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	1.03mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	1.10mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	1.11mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	1.12mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	1.17mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.18mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	1.18mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.18mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.18mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	1.18mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	1.21mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	1.21mi

Listing history 34 events

1. 2026-06-22
   days on market $320,000 Active 104 DOM
2. 2026-06-17
   days on market $320,000 Active 100 DOM
3. 2026-06-16
   days on market $320,000 Active 99 DOM
4. 2026-06-15
   days on market $320,000 Active 98 DOM
5. 2026-06-13
   days on market $320,000 Active 96 DOM
6. 2026-06-10
   days on market $320,000 Active 93 DOM
7. 2026-06-09
   days on market $320,000 Active 92 DOM
8. 2026-06-07
   days on market $320,000 Active 90 DOM
9. 2026-06-02
   days on market $320,000 Active 85 DOM
10. 2026-06-01
    days on market $320,000 Active 84 DOM
11. 2026-06-01
    days on market $320,000 Active 83 DOM
12. 2026-03-09
    listed $320,000 Active
13. 2026-02-08
    historical
14. 2026-02-07
    historical
15. 2025-08-12
    listed $330,000 Active
16. 2025-08-07
    listed $330,000 Active
17. 2025-05-28
    historical
18. 2024-12-30
    price $339,999
19. 2024-12-13
    listed $350,000 Active
20. 2024-11-28
    historical
21. 2024-08-14
    price $365,000
22. 2024-06-02
    price $370,000
23. 2024-05-27
    listed $360,000 Active
24. 2023-05-01
    soldstatus $46,800
25. 2023-04-21
    soldstatus $46,800 Sold
26. 2023-04-06
    status Pending
27. 2023-02-24
    price $49,950
28. 2023-02-11
    listed $52,500 Active
29. 2022-06-06
    soldstatus $33,800 Sold
30. 2022-06-06
    soldstatus $33,800
31. 2022-05-11
    status Pending With Contingencies
32. 2022-05-07
    price $35,900
33. 2022-03-02
    listed $39,900 Active
34. 2004-11-05
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,684 · $307/mo
• Projected year-2 tax: $3,684 · $307/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,187
• − Mortgage interest: −$17,925
• − Property taxes: −$3,684
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$9,309
• Taxable loss: −$11,361
• Est. tax savings @ 24.0%: +$2,727
• After-tax cash flow: $-2,797/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

+1677.8% since first listed

23 events — show timeline

• 2026-03-09 Listed $320,000 NAPLESMLS
• 2026-02-08 Listing Removed — NAPLESMLS
• 2026-02-07 Listing Removed — MARMLS
• 2025-08-12 Listed $330,000 NAPLESMLS
• 2025-08-07 Listed $330,000 MARMLS
• 2025-05-28 Listing Removed — NAPLESMLS
• 2024-12-30 Price Changed $339,999 NAPLESMLS
• 2024-12-13 Listed $350,000 NAPLESMLS
• 2024-11-28 Listing Removed — NAPLESMLS
• 2024-08-14 Price Changed $365,000 NAPLESMLS
• 2024-06-02 Price Changed $370,000 NAPLESMLS
• 2024-05-27 Listed $360,000 NAPLESMLS
• 2023-05-01 Sold (Public Records) $46,800 Public Records
• 2023-04-21 Sold (MLS) $46,800 NAPLESMLS
• 2023-04-06 Pending — NAPLESMLS
• 2023-02-24 Price Changed $49,950 NAPLESMLS
• 2023-02-11 Listed $52,500 NAPLESMLS
• 2022-06-06 Sold (Public Records) $33,800 Public Records
• 2022-06-06 Sold (MLS) $33,800 NAPLESMLS
• 2022-05-11 Pending — NAPLESMLS
• 2022-05-07 Price Changed $35,900 NAPLESMLS
• 2022-03-02 Listed $39,900 NAPLESMLS
• 2004-11-05 Sold (Public Records) $18,000 Public Records

Property tax history

+34.8%/yr

Latest (2025): $3,684 · +370.8% YoY. Source: county tax records.