3209 22nd St SW · Lehigh Acres, FL 33976

$365,000

3 bd · 2.5 ba · 1,640 sqft · Land · 361 Days on market

Built 2025 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
• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

Key facts

• Close to schools
• Non-risk flood zone
• Modern kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• OUTDOOR KITCHEN
• DEDICATED LAUNDRY ROOM
• NON-RISK FLOOD ZONE
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Lot is regular, approximately 0.25 acre; Paved public road access; No commercial use allowed (restrictions); Lot dimensions approximately 80 x 137 (front/back x sides); Property appraiser listed lot measurements; Views include city and landscaped area
• Financial info: No investor/multifamily income or expense details (single-unit property)
• HOA & community: No HOA maintenance; Community has streetlights; Non-gated community

Exterior

• Parking: Attached garage with 2 spaces; Detached carport with 2 spaces; Automatic garage door
• Security: Impact-resistant windows; Impact-resistant doors; Smoke detectors
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single-family residence; One-story / ranch; Rear exposure facing northeast; Residential property in Lehigh Acres
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2025; Foundation details not specified
• Exterior features: Fenced yard; Outdoor kitchen; Automatic sprinkler system

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Refrigerator/freezer
• Bedrooms: 3 bedrooms plus den; First-floor primary bedroom; Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom; Primary bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; French doors; Laundry tub; Pantry; Smoke detectors; Walk-in closet; Open porch/lanai; Den (study)
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Washer; Dryer; Water treatment system (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-850 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (42.0% below list).
• Recommended offer: $212k (42.0% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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 23d 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 2 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 $21k; list at $365k implies a 1638% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,698 (42.0% 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. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.98%
• DSCR: 0.56
• GRM: 14.4

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: 16.6%
• Equity multiple: 2.35×
• Total profit: $138,478
• Equity at exit: $328,821

10-year hold

• IRR: 15.4%
• Equity multiple: 5.30×
• Total profit: $439,325
• Equity at exit: $709,115

Cash invested: $102,200 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-850

Break-even live

Break-even rent $3,193

Max offer price $242,001

Occupancy floor —

Sensitivity live

Price	-10% $-598	-5% $-724	+0% $-850	+5% $-976	+10% $-1,102
Rent	-10% $-1,017	-5% $-934	+0% $-850	+5% $-766	+10% $-683
Rate	-1.0pp $-666	-0.5pp $-757	base $-850	+0.5pp $-945	+1.0pp $-1,041

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.04mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	0.08mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.10mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.16mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.35mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.37mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.39mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.40mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.46mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.46mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.55mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.64mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.64mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.65mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.67mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.70mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.72mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.72mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	4d	1	0.76mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.78mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	0.82mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.84mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.84mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.85mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.87mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.87mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.90mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.90mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.91mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.93mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.94mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.97mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.98mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	1.00mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	1.01mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	1.02mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	1.02mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	1.04mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	1.05mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	1.05mi

Listing history 22 events

1. 2026-06-22
   days on market $365,000 Active 361 DOM
2. 2026-06-17
   days on market $365,000 Active 357 DOM
3. 2026-06-16
   days on market $365,000 Active 356 DOM
4. 2026-06-16
   days on market $365,000 Active 355 DOM
5. 2026-06-13
   days on market $365,000 Active 353 DOM
6. 2026-06-09
   days on market $365,000 Active 349 DOM
7. 2026-06-07
   days on market $365,000 Active 347 DOM
8. 2026-06-02
   days on market $365,000 Active 342 DOM
9. 2026-06-01
   days on market $365,000 Active 341 DOM
10. 2026-06-01
    days on market $365,000 Active 340 DOM
11. 2025-06-25
    listed $365,000 Active
12. 2023-04-27
    soldstatus $21,000 Closed 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

13. 2023-04-27
    soldstatus $21,000

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

14. 2023-03-12
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

15. 2023-01-30
    price $21,000 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

16. 2023-01-17
    price $20,000 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

17. 2022-10-19
    price $28,000 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

18. 2022-07-25
    price $29,700 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

19. 2022-06-06
    price $30,000 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

20. 2022-05-03
    listed $33,000 Active 236-char remark

    Show marketing remark (236 chars)

    Seller is firm on price. Easy to clear lot in an already developed community. You are surrounded by single family homes, close to highway 82, minutes to gas station and grocery stores. This lot is ready for you to build your dream home!

21. 2006-07-23
    soldstatus $6,000
22. 2003-11-17
    soldstatus $5,300

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 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: $25,404
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$10,618
• Taxable loss: −$17,025
• Est. tax savings @ 24.0%: +$4,086
• After-tax cash flow: $-6,114/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

+6786.8% since first listed

12 events — show timeline

• 2025-06-25 Listed $365,000 NAPLESMLS
• 2023-04-27 Sold (Public Records) $21,000 Public Records
• 2023-04-27 Sold (MLS) $21,000 FORTMLS
• 2023-03-12 Pending — FORTMLS
• 2023-01-30 Price Changed $21,000 FORTMLS
• 2023-01-17 Price Changed $20,000 FORTMLS
• 2022-10-19 Price Changed $28,000 FORTMLS
• 2022-07-25 Price Changed $29,700 FORTMLS
• 2022-06-06 Price Changed $30,000 FORTMLS
• 2022-05-03 Listed $33,000 FORTMLS
• 2006-07-23 Sold (Public Records) $6,000 Public Records
• 2003-11-17 Sold (Public Records) $5,300 Public Records

Property tax history

+19.2%/yr

Latest (2025): $505 · +10.0% YoY. Source: county tax records.