4111 2nd St SW · Lehigh Acres, FL 33976

$319,999

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 30 Days on market

Built 2005 0.25 ac lot Est $386k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Nearly 1800 sq. ft. 3/2 + Den on a quiet dead-end street in SW Lehigh Acres. The entire home has been freshly painted, new stainless steel appliances, reverse osmosis, new water system and tons of space! The home is located just minutes away from Daniels, 82, RSW airport and I-75. If you are looking for space, this home is sure to check off many boxes. Schedule your showing today!

Key facts

• Roof 2023
• Ac 2024
• White appliances

Tags

• LARGE DEN/OFFICE
• QUIET DEAD-END STREET
• LARGE KITCHEN
• WHITE APPLIANCES
• ROOF 2023
• AC 2024

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level 1; North-facing; Resale property; Zoned RS-1
• Construction: Brick, block and concrete construction; Shingle roof; Built on standard foundation
• Exterior features: Fence; Rectangular lot; South exposure

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Icemaker
• Bedrooms: Den; Great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Bathtub; Separate shower; Split bedrooms; Shutters on single-hung windows; Unfurnished
• Laundry & utility: Washer; Dryer

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 $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (34.8% below list).
• Recommended offer: $209k (34.8% 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 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 $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 30 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

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 $208,634 (34.8% 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: 0.65% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.87%
• DSCR: 0.74
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $385,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Colin Ave N	0.34mi	3/2.0	1,771 (-1%)	15mo	$380,000	$215	70
52 Floyd Ave S	0.39mi	4/2.0 (+1)	1,715 (-4%)	7mo	$374,900	$219	64
4102 6th St SW	0.22mi	4/2.0 (+1)	1,828 (+2%)	22mo	$358,640	$196	64
101 Eric Ave N	0.23mi	3/2.0	1,536 (-14%)	8mo	$360,000	$234	58
1400 Donald Ave S	0.73mi	4/2.0 (+1)	1,810 (+1%)	6mo	$319,000	$176	55
4119 13th St SW	0.67mi	3/2.0	1,650 (-8%)	2mo	$345,000	$209	54
54 Brian Ave S	0.43mi	3/2.0	1,604 (-11%)	11mo	$330,000	$206	53
3902 4th St SW	0.40mi	3/2.0	2,023 (+13%)	9mo	$415,000	$205	52
4018 5th St SW	0.18mi	4/3.0 (+1)	1,960 (+9%)	20mo	$475,000	$242	50
3914 2nd St W	0.48mi	4/2.5 (+1)	1,906 (+6%)	12mo	$379,000	$199	50
4300 13th St SW	0.67mi	3/2.0	1,630 (-9%)	18mo	$370,000	$227	38
3807 1st St SW	0.53mi	3/2.0	1,550 (-14%)	23mo	$370,000	$239	33

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: 19.4%
• Equity multiple: 2.56×
• Total profit: $140,205
• Equity at exit: $288,280

10-year hold

• IRR: 17.3%
• Equity multiple: 5.73×
• Total profit: $423,796
• Equity at exit: $621,688

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: 786
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-438

Break-even live

Break-even rent $2,641

Max offer price $242,573

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-348	+0% $-438	+5% $-529	+10% $-619
Rent	-10% $-603	-5% $-521	+0% $-438	+5% $-356	+10% $-273
Rate	-1.0pp $-277	-0.5pp $-357	base $-438	+0.5pp $-521	+1.0pp $-606

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
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	0.23mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.40mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	0.41mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.42mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	0.43mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.47mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	25d	1	0.51mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.51mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.52mi
119 Gordon Ave S Lehigh Acres, FL	2.0	1.0	1560	$1,395	$0.89	25d	1	0.54mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	0.66mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	25d	1	0.69mi
115 Hightower Ave S Lehigh Acres, FL	3.0	2.0	2376	$1,800	$0.76	22d	1	0.73mi
202 Hightower Ave S Lehigh Acres, FL	2.0	2.0	2158	$1,550	$0.72	25d	1	0.75mi
121 Homer Ave S Lehigh Acres, FL	3.0	2.0	2438	$1,800	$0.74	25d	1	0.78mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	4d	1	0.80mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.87mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	11d	1	0.90mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.91mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	15d	1	0.93mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	25d	1	0.93mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	25d	1	0.96mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	0.97mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	22d	1	0.97mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	0.97mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	22d	1	0.97mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	0.97mi
4716 1st St SW Lehigh Acres, FL	2.0	2.0	2560	$1,850	$0.72	25d	1	1.00mi
4320 12th St W Lehigh Acres, FL	3.0	2.0	1598	$1,650	$1.03	15d	1	1.01mi
4320 12th St W Lehigh Acres, FL	3.0	2.0	1598	$1,650	$1.03	15d	1	1.01mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	25d	1	1.02mi
4715 4th St W Lehigh Acres, FL	3.0	2.0	1445	$1,695	$1.17	25d	1	1.04mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	1.06mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	1.07mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	4d	1	1.10mi
4008 15th St W Lehigh Acres, FL	3.0	2.0	1317	$1,625	$1.23	15d	1	1.11mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	1.11mi
903 Unice Ave N Lehigh Acres, FL	3.0	2.5	2380	$3,000	$1.26	25d	1	1.18mi
4713 13th St SW Lehigh Acres, FL	3.0	2.0	2320	$1,600	$0.69	4d	1	1.19mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	1.20mi

Listing history 27 events

1. 2026-06-17
   price $319,999 Active 30 DOM
2. 2026-06-17
   days on market $329,999 Active 30 DOM
3. 2026-06-16
   days on market $329,999 Active 29 DOM
4. 2026-06-15
   days on market $329,999 Active 28 DOM
5. 2026-06-13
   days on market $329,999 Active 26 DOM
6. 2026-06-10
   days on market $329,999 Active 23 DOM
7. 2026-06-09
   days on market $329,999 Active 22 DOM
8. 2026-06-08
   days on market $329,999 Active 21 DOM
9. 2026-06-07
   days on market $329,999 Active 20 DOM
10. 2026-06-03
    days on market $329,999 Active 16 DOM
11. 2026-06-02
    days on market $329,999 Active 15 DOM
12. 2026-06-01
    days on market $329,999 Active 14 DOM
13. 2026-05-31
    days on market $329,999 Active 13 DOM
14. 2026-05-18
    listed $329,999 Active
15. 2021-12-17
    soldstatus $280,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Nearly 1800 sq. ft. 3/2 + Den on a quiet dead-end street in SW Lehigh Acres. The entire home has been freshly painted, new stainless steel appliances, reverse osmosis, new water system and tons of space! The home is located just minutes away from Daniels, 82, RSW airport and I-75. If you are looking for space, this home is sure to check off many boxes. Schedule your showing today!

16. 2021-11-09
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Nearly 1800 sq. ft. 3/2 + Den on a quiet dead-end street in SW Lehigh Acres. The entire home has been freshly painted, new stainless steel appliances, reverse osmosis, new water system and tons of space! The home is located just minutes away from Daniels, 82, RSW airport and I-75. If you are looking for space, this home is sure to check off many boxes. Schedule your showing today!

17. 2021-11-02
    status Active 383-char remark

    Show marketing remark (383 chars)

    Nearly 1800 sq. ft. 3/2 + Den on a quiet dead-end street in SW Lehigh Acres. The entire home has been freshly painted, new stainless steel appliances, reverse osmosis, new water system and tons of space! The home is located just minutes away from Daniels, 82, RSW airport and I-75. If you are looking for space, this home is sure to check off many boxes. Schedule your showing today!

18. 2021-10-20
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Nearly 1800 sq. ft. 3/2 + Den on a quiet dead-end street in SW Lehigh Acres. The entire home has been freshly painted, new stainless steel appliances, reverse osmosis, new water system and tons of space! The home is located just minutes away from Daniels, 82, RSW airport and I-75. If you are looking for space, this home is sure to check off many boxes. Schedule your showing today!

19. 2021-10-14
    listed $289,900 Active 383-char remark

    Show marketing remark (383 chars)

    Nearly 1800 sq. ft. 3/2 + Den on a quiet dead-end street in SW Lehigh Acres. The entire home has been freshly painted, new stainless steel appliances, reverse osmosis, new water system and tons of space! The home is located just minutes away from Daniels, 82, RSW airport and I-75. If you are looking for space, this home is sure to check off many boxes. Schedule your showing today!

20. 2014-06-26
    soldstatus $125,000 154-char remark

    Show marketing remark (154 chars)

    Nearly 1800 sq ft 3/2 plus den, could be 4th bedroom. Quiet dead-end street. Ideal SW location. Upgraded appliances. See this one and your search is over.

21. 2014-06-26
    soldstatus $125,000

    Show marketing remark (154 chars)

    Nearly 1800 sq ft 3/2 plus den, could be 4th bedroom. Quiet dead-end street. Ideal SW location. Upgraded appliances. See this one and your search is over.

22. 2014-05-20
    listed $125,000 154-char remark

    Show marketing remark (154 chars)

    Nearly 1800 sq ft 3/2 plus den, could be 4th bedroom. Quiet dead-end street. Ideal SW location. Upgraded appliances. See this one and your search is over.

23. 2010-11-18
    soldstatus $83,300
24. 2010-02-25
    soldstatus $59,000
25. 2010-01-21
    price $64,900
26. 2006-05-08
    historical
27. 2006-01-12
    listed $295,000

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $25,036
• − Mortgage interest: −$17,925
• − Property taxes: −$3,301
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$9,309
• Taxable loss: −$11,104
• Est. tax savings @ 24.0%: +$2,665
• After-tax cash flow: $-2,594/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

+11.9% since first listed

14 events — show timeline

• 2026-05-18 Listed $329,999 FORTMLS
• 2021-12-17 Sold (MLS) $280,000 FORTMLS
• 2021-11-09 Pending — FORTMLS
• 2021-11-02 Relisted — FORTMLS
• 2021-10-20 Pending — FORTMLS
• 2021-10-14 Listed $289,900 FORTMLS
• 2014-06-26 Sold (Public Records) $125,000 Public Records
• 2014-06-26 Sold (MLS) $125,000 FORTMLS
• 2014-05-20 Listed $125,000 FORTMLS
• 2010-11-18 Sold (MLS) $83,300 FORTMLS
• 2010-02-25 Sold (MLS) $59,000 FORTMLS
• 2010-01-21 Price Changed $64,900 FORTMLS
• 2006-05-08 Listing Removed — FORTMLS
• 2006-01-12 Listed $295,000 FORTMLS

Property tax history

+12.6%/yr

Latest (2025): $3,301 · +0.4% YoY. Source: county tax records.