3015 4th St SW · Lehigh Acres, FL 33976

$259,990

3 bd · 2.0 ba · 1,188 sqft · Land · 100 Days on market

Built 2026 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
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

Looking to build a new home in an established neighborhood? This is the location for you. This vacant land is conveniently located (Lee Blvd East of Sunshine - approximately) in rapidly developing area just blocks away from shopping and dining options. Plant a garden, build your dream home on a residential, buildable corner lot in Lehigh Acres. Easy access to Lee Blvd and I-75. Just 10 Minutes away from Southwest Florida International Airport and 25 minutes to Fort Myers Beach. Sanibel Island is a hop-skip and a jump away. Venice Beach is to the north while Marco Island and Naples is a few more skips away to the south.

Key facts

• Huge backyard
• Walking closet
• Split bedrooms

Tags

• OPEN CONCEPT LAYOUT
• TILE AND QUARTZ COUNTERTOPS
• HUGE SPACE OF LIVING AREA
• SPLIT BEDROOMS
• WALKING CLOSET
• HUGE BACKYARD

Property features AI

Finance

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

Exterior

• Security: Smoke detector(s)
• Utilities: Septic tank sewer; Well water; Cable not available
• Home design: Single-story; New construction; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Great Room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Shower only (separate shower); Walk-in closet(s); Unfurnished
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.4% below list).
• Recommended offer: $199k (23.4% 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+, 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 22d 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 33% 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $110k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $260k implies a 1030% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,230 (23.4% 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 100 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

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: 20.8%
• Equity multiple: 2.67×
• Total profit: $121,598
• Equity at exit: $234,220

10-year hold

• IRR: 18.3%
• Equity multiple: 5.93×
• Total profit: $358,850
• Equity at exit: $505,103

Cash invested: $72,797 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-223

Break-even live

Break-even rent $2,274

Max offer price $227,748

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-133	+0% $-223	+5% $-313	+10% $-402
Rent	-10% $-380	-5% $-302	+0% $-223	+5% $-144	+10% $-65
Rate	-1.0pp $-92	-0.5pp $-157	base $-223	+0.5pp $-290	+1.0pp $-359

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.24mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.43mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	24d	1	0.47mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.52mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	0.69mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.75mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.76mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.76mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.79mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.82mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.84mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	24d	1	0.90mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	4d	1	0.91mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	0.92mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.95mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.98mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	24d	1	1.04mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	1.05mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	1.07mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	1.07mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	1.09mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	1.10mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	1.10mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	1.13mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	4d	1	1.16mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	1.17mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	4d	1	1.18mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	1.21mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.23mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	1.24mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	1.29mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	1.29mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.33mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	1.34mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	4d	1	1.41mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	1.41mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	4d	1	1.41mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	22d	1	1.41mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	4d	1	1.42mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	1.43mi

Listing history 22 events

1. 2026-06-17
   days on market $259,990 Active 100 DOM
2. 2026-06-16
   days on market $259,990 Active 99 DOM
3. 2026-06-15
   days on market $259,990 Active 98 DOM
4. 2026-06-13
   days on market $259,990 Active 96 DOM
5. 2026-06-10
   days on market $259,990 Active 93 DOM
6. 2026-06-09
   days on market $259,990 Active 92 DOM
7. 2026-06-07
   pricedays on market $259,990 Active 90 DOM
8. 2026-06-02
   days on market $270,000 Active 85 DOM
9. 2026-06-01
   days on market $270,000 Active 84 DOM
10. 2026-06-01
    days on market $270,000 Active 83 DOM
11. 2026-03-11
    price $270,000
12. 2026-03-06
    listed $370,000 Active
13. 2023-08-04
    soldstatus $23,000 Closed 626-char remark

    Show marketing remark (626 chars)

    Looking to build a new home in an established neighborhood? This is the location for you. This vacant land is conveniently located (Lee Blvd East of Sunshine - approximately) in rapidly developing area just blocks away from shopping and dining options. Plant a garden, build your dream home on a residential, buildable corner lot in Lehigh Acres. Easy access to Lee Blvd and I-75. Just 10 Minutes away from Southwest Florida International Airport and 25 minutes to Fort Myers Beach. Sanibel Island is a hop-skip and a jump away. Venice Beach is to the north while Marco Island and Naples is a few more skips away to the south.

14. 2023-07-18
    status Pending 626-char remark

    Show marketing remark (626 chars)

    Looking to build a new home in an established neighborhood? This is the location for you. This vacant land is conveniently located (Lee Blvd East of Sunshine - approximately) in rapidly developing area just blocks away from shopping and dining options. Plant a garden, build your dream home on a residential, buildable corner lot in Lehigh Acres. Easy access to Lee Blvd and I-75. Just 10 Minutes away from Southwest Florida International Airport and 25 minutes to Fort Myers Beach. Sanibel Island is a hop-skip and a jump away. Venice Beach is to the north while Marco Island and Naples is a few more skips away to the south.

15. 2023-04-05
    listed $23,500 Active 626-char remark

    Show marketing remark (626 chars)

    Looking to build a new home in an established neighborhood? This is the location for you. This vacant land is conveniently located (Lee Blvd East of Sunshine - approximately) in rapidly developing area just blocks away from shopping and dining options. Plant a garden, build your dream home on a residential, buildable corner lot in Lehigh Acres. Easy access to Lee Blvd and I-75. Just 10 Minutes away from Southwest Florida International Airport and 25 minutes to Fort Myers Beach. Sanibel Island is a hop-skip and a jump away. Venice Beach is to the north while Marco Island and Naples is a few more skips away to the south.

16. 2022-12-23
    historical
17. 2022-08-01
    status Active
18. 2022-06-02
    status Pending
19. 2022-05-23
    listed $29,000 Active
20. 2008-04-17
    soldstatus $6,000
21. 2005-07-05
    soldstatus $46,500
22. 2005-02-16
    soldstatus $17,500

ⓘ 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 · 27 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: $23,908
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$7,563
• Taxable loss: −$7,244
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-935/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

+1442.9% since first listed

12 events — show timeline

• 2026-03-11 Price Changed $270,000 FORTMLS
• 2026-03-06 Listed $370,000 FORTMLS
• 2023-08-04 Sold (MLS) $23,000 FORTMLS
• 2023-07-18 Pending — FORTMLS
• 2023-04-05 Listed $23,500 FORTMLS
• 2022-12-23 Listing Removed — FORTMLS
• 2022-08-01 Relisted — FORTMLS
• 2022-06-02 Pending — FORTMLS
• 2022-05-23 Listed $29,000 FORTMLS
• 2008-04-17 Sold (Public Records) $6,000 Public Records
• 2005-07-05 Sold (Public Records) $46,500 Public Records
• 2005-02-16 Sold (Public Records) $17,500 Public Records

Property tax history

+19.5%/yr

Latest (2025): $495 · +12.8% YoY. Source: county tax records.