4309 8th St SW · Lehigh Acres, FL 33976

$299,999

3 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 105 Days on market

Built 2024 0.25 ac lot Est $292k · 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
• Cash flow +6.5/30.0
• ARV discount +6.3/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.4/10.0
• DSCR +0.8/10.0

Listing remarks

SELLER WILLING TO CONTRIBUTE $10,000 TOWARDS CLOSING COSTS. Welcome to this beautifully built new construction home offering over 1,406 square feet of living space, featuring 3 bedrooms and 2 bathrooms with an open layout. Designed with tall ceilings and high-end finishes throughout, this home feels spacious, modern, and is move-in ready. The main living areas are finished with gorgeous tile flooring, while the bedrooms feature easy-maintenance laminate flooring. The kitchen is the heart of the home, complete with stainless steel appliances, upgraded cabinetry, and a large center island—perfect for entertaining or everyday living. Enjoy peace of mind with HURRICANE IMPACT WINDOWS AND

Key facts

• Large center island
• Non flood zone
• 0.25 acre lot

Tags

• NEW CONSTRUCTION HOME
• NON FLOOD ZONE
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Faces north; Entry level 0
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security/high impact doors; Room for pool; Open porch; Porch; South exposure; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Living/dining room; Pantry; Shower only; Separate shower; Walk-in closet(s); Split bedrooms; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (36.2% below list).
• Recommended offer: $191k (36.2% 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 24d 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 32% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $14k; list at $300k implies a 1969% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,325 (36.2% 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 105 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $292,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4203 11th St SW	0.29mi	3/2.0	1,392 (-1%)	10mo	$285,000	$205	76
4109 11th St SW	0.38mi	3/2.0	1,426 (+1%)	11mo	$288,000	$202	71
4000 10th St SW	0.57mi	3/2.0	1,407 (+0%)	12mo	$270,000	$192	64
812 Floyd Ave S	0.11mi	3/2.0	1,247 (-11%)	22mo	$277,000	$222	58
58 Curtis Ave S	0.67mi	3/2.0	1,372 (-2%)	14mo	$284,990	$208	53
101 Eric Ave N	0.61mi	3/2.0	1,536 (+9%)	8mo	$360,000	$234	49
4208 17th St SW	0.59mi	3/2.0	1,272 (-10%)	19mo	$275,000	$216	40
209 Gerald Ave N	0.72mi	3/2.0	1,272 (-10%)	13mo	$252,000	$198	39
3914 9th St SW	0.62mi	4/2.0 (+1)	1,491 (+6%)	23mo	$349,999	$235	37

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $125,560
• Equity at exit: $270,263

10-year hold

• IRR: 16.7%
• Equity multiple: 5.58×
• Total profit: $385,037
• Equity at exit: $582,832

Cash invested: $84,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$319 /mo · $3,828/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-506

Break-even live

Break-even rent $2,553

Max offer price $210,648

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	0.10mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.12mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	0.24mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.28mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	0.33mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	24d	1	0.34mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	24d	1	0.37mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	3d	1	0.37mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	0.38mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	24d	1	0.41mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	0.41mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	3d	1	0.41mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	16d	1	0.44mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	24d	1	0.46mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	24d	1	0.49mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	0.50mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	24d	1	0.50mi
227 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.53mi
119 Gordon Ave S Lehigh Acres, FL	2.0	1.0	1560	$1,395	$0.89	24d	1	0.54mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.54mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	24d	1	0.56mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.56mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.56mi
207 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1151	$1,399	$1.22	3d	1	0.59mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.59mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	21d	1	0.59mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	0.59mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	0.61mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	24d	1	0.61mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	14d	1	0.61mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	24d	1	0.62mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	24d	1	0.63mi
1113 Ivan Ave S Lehigh Acres, FL	3.0	2.0	1190	$1,800	$1.51	12d	1	0.64mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	14d	1	0.66mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	0.68mi
113 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	21d	1	0.68mi
214 Ichabod Ave Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	3d	1	0.68mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.69mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	24d	1	0.70mi
1130 Ivan Ave S Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	24d	1	0.70mi

Listing history 19 events

1. 2026-05-23
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-04
   status Pending
4. 2026-01-30
   listed $299,999 Active
5. 2025-12-09
   historical
6. 2025-11-09
   price $299,890
7. 2025-10-10
   listed $299,990 Active
8. 2025-10-08
   historical
9. 2025-08-11
   listed $303,999 Active
10. 2025-06-30
    historical
11. 2025-05-19
    price $332,400
12. 2025-03-14
    listed $334,900 Active
13. 2025-03-12
    historical
14. 2024-10-19
    status Active
15. 2024-10-19
    price $339,900
16. 2024-10-18
    historical
17. 2024-07-13
    listed $354,500 Active
18. 2023-01-18
    soldstatus $14,500
19. 2006-08-15
    soldstatus $31,500

ⓘ 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: $3,828 · $319/mo
• Projected year-2 tax: $3,828 · $319/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $22,959
• − Mortgage interest: −$16,805
• − Property taxes: −$3,828
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$8,727
• Taxable loss: −$11,575
• Est. tax savings @ 24.0%: +$2,778
• After-tax cash flow: $-3,292/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

+852.4% since first listed

19 events — show timeline

• 2026-05-23 Pending — FORTMLS
• 2026-05-12 Relisted — FORTMLS
• 2026-05-04 Pending — FORTMLS
• 2026-01-30 Listed $299,999 FORTMLS
• 2025-12-09 Listing Removed — FORTMLS
• 2025-11-09 Price Changed $299,890 FORTMLS
• 2025-10-10 Listed $299,990 FORTMLS
• 2025-10-08 Listing Removed — FORTMLS
• 2025-08-11 Listed $303,999 FORTMLS
• 2025-06-30 Listing Removed — NAPLESMLS
• 2025-05-19 Price Changed $332,400 NAPLESMLS
• 2025-03-14 Listed $334,900 NAPLESMLS
• 2025-03-12 Listing Removed — FORTMLS
• 2024-10-19 Relisted — FORTMLS
• 2024-10-19 Price Changed $339,900 FORTMLS
• 2024-10-18 Listing Removed — FORTMLS
• 2024-07-13 Listed $354,500 FORTMLS
• 2023-01-18 Sold (Public Records) $14,500 Public Records
• 2006-08-15 Sold (Public Records) $31,500 Public Records

Property tax history

+43.5%/yr

Latest (2025): $3,828 · +381.2% YoY. Source: county tax records.