4013 12th St SW · Lehigh Acres, FL 33976

$369,900

3 bd · 2.0 ba · 1,735 sqft · Land · 67 Days on market

Built 2026 0.25 ac lot

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Why this score? — see what drove the F 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 +4.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Centrally located with many amenities nearby, in the beautiful developing city of Lehigh Acres

Key facts

• Open concept kitchen
• New construction
• Covered lanai

Tags

• NEW CONSTRUCTION
• OPEN CONCEPT KITCHEN
• OUTDOOR KITCHEN
• BARBECUE GRILL
• SPRINKLER IRRIGATION SYSTEM
• COVERED LANAI

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Covered parking (2 spaces)
• Security: Smoke detector(s); Security/high impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: New construction; Faces west; RS-1 zoning
• Construction: New construction; Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high impact doors; Sprinkler/irrigation system (automatic); Rectangular lot; East exposure; Outdoor grill; Outdoor kitchen

Interior

• Kitchen: Cooktop; Dishwasher; Freezer; Disposal; Microwave; Range; Refrigerator; Pantry; Eat-in kitchen; Breakfast bar; Outdoor kitchen; Outdoor grill
• Bedrooms: Den (flex room)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Breakfast bar; Built-in features; Dual sinks; Eat-in kitchen; Family/dining room; Living/dining room; Multiple shower heads; Pantry; 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 land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-968 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (45.6% below list).
• Recommended offer: $201k (45.6% below list) — sets the bar for 1% rule.
• Cap rate 3.2% 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+, 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 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $23k; list at $370k implies a 1508% 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,113 (45.6% 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 67 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.21%
• DSCR: 0.50
• GRM: 15.3

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: 15.8%
• Equity multiple: 2.29×
• Total profit: $133,973
• Equity at exit: $333,235

10-year hold

• IRR: 14.9%
• Equity multiple: 5.18×
• Total profit: $432,494
• Equity at exit: $718,634

Cash invested: $103,572 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-968

Break-even live

Break-even rent $3,236

Max offer price $229,901

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.05mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	0.37mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.38mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.45mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.55mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	0.55mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	13d	1	0.58mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.58mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.60mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.63mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.65mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	0.68mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	0.70mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	0.73mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.73mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	2d	1	0.74mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	23d	1	0.78mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	0.78mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.79mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	0.79mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.80mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.80mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.80mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.84mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	3d	1	0.84mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	0.85mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	0.85mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.85mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	23d	1	0.87mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.87mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	23d	1	0.87mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.89mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.90mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	23d	1	0.91mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	23d	1	0.91mi
4507 20th St SW Lehigh Acres, FL	2.0	2.0	1135	$1,400	$1.23	23d	1	0.93mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	13d	1	0.93mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.93mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	23d	1	0.93mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	0.93mi

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-13
   price $369,900
3. 2026-03-31
   price $374,000
4. 2026-02-23
   listed $379,000 Active
5. 2023-09-25
   soldstatus $23,000 Closed 94-char remark

   Show marketing remark (94 chars)

   Centrally located with many amenities nearby, in the beautiful developing city of Lehigh Acres

6. 2023-09-22
   soldstatus $23,000
7. 2022-10-19
   listed $30,000 Active 94-char remark

   Show marketing remark (94 chars)

   Centrally located with many amenities nearby, in the beautiful developing city of Lehigh Acres

8. 2021-08-27
   soldstatus $17,000
9. 2021-08-25
   soldstatus $17,000 Closed 123-char remark

   Show marketing remark (123 chars)

   Great residential lot in Lehigh Acres! Build your next home . This lot is close to shops and a new high school being built.

10. 2021-08-02
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Great residential lot in Lehigh Acres! Build your next home . This lot is close to shops and a new high school being built.

11. 2021-06-14
    listed $16,750 Active 123-char remark

    Show marketing remark (123 chars)

    Great residential lot in Lehigh Acres! Build your next home . This lot is close to shops and a new high school being built.

12. 2004-12-16
    soldstatus $23,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $24,134
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$10,761
• Taxable loss: −$18,607
• Est. tax savings @ 24.0%: +$4,466
• After-tax cash flow: $-7,144/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

+1508.3% since first listed

12 events — show timeline

• 2026-05-01 Pending — FORTMLS
• 2026-04-13 Price Changed $369,900 FORTMLS
• 2026-03-31 Price Changed $374,000 FORTMLS
• 2026-02-23 Listed $379,000 FORTMLS
• 2023-09-25 Sold (MLS) $23,000 FORTMLS
• 2023-09-22 Sold (Public Records) $23,000 Public Records
• 2022-10-19 Listed $30,000 FORTMLS
• 2021-08-27 Sold (Public Records) $17,000 Public Records
• 2021-08-25 Sold (MLS) $17,000 FORTMLS
• 2021-08-02 Pending — FORTMLS
• 2021-06-14 Listed $16,750 FORTMLS
• 2004-12-16 Sold (Public Records) $23,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $504 · +10.2% YoY. Source: county tax records.