2803 48th St SW · Lehigh Acres, FL 33976

$345,000

4 bd · 2.0 ba · 1,719 sqft · Land · 60 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
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION! Great location in the desirable SW area of Lehigh Acres. This property is situated nice and quiet neighborhood. Fast and easy access to Sunshine Blvd & 82RD. Close to shopping, dining, and the RSW Airport. This quarter of acre property provides plenty of options for home placement and living space to suit your style. Property values are on a steady increase in this area, don’t miss out on this opportunity to buy now

Key facts

• Covered lanai
• Granite countertops
• Open-concept layout

Tags

• HURRICANE IMPACT WINDOWS
• PORCELAIN TILE FLOORING
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED LANAI

Property features AI

Finance

• Other: Lot is rectangular with dimensions 80 x 137 x 80 x 137; Lot size approx. 0.25 acres; Zoning: RS-1; Lot dimensions from plans
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Faces northeast; Southwest exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Open patio and porch; Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Dual sinks; Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (35.5% below list).
• Recommended offer: $222k (35.5% 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 17d 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 37% 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 $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 5 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 $20k; list at $345k implies a 1625% 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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,439 (35.5% 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 60 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 12.9

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: 18.1%
• Equity multiple: 2.46×
• Total profit: $141,480
• Equity at exit: $310,803

10-year hold

• IRR: 16.4%
• Equity multiple: 5.52×
• Total profit: $436,431
• Equity at exit: $670,259

Cash invested: $96,600 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-627

Break-even live

Break-even rent $3,018

Max offer price $254,279

Occupancy floor —

Sensitivity live

Price	-10% $-389	-5% $-508	+0% $-627	+5% $-746	+10% $-865
Rent	-10% $-803	-5% $-715	+0% $-627	+5% $-539	+10% $-451
Rate	-1.0pp $-453	-0.5pp $-539	base $-627	+0.5pp $-716	+1.0pp $-807

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	11d	1	0.22mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.22mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	4d	1	0.26mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.39mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	15d	1	0.39mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	4d	1	0.39mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	15d	1	0.45mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	4d	1	0.51mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.51mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	4d	1	0.52mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	4d	1	0.54mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.60mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	0.61mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.69mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.74mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.77mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.77mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	22d	1	0.82mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.86mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	0.89mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	4d	1	0.89mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	11d	1	0.91mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	4d	1	0.93mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.93mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	1.09mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	1.10mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	1.17mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	1.17mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	1.25mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	1.26mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.31mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.32mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	1.33mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.34mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	11d	1	1.35mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	1.36mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	1.37mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.38mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.39mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	4d	1	1.39mi

Listing history 27 events

1. 2026-06-17
   days on market $345,000 Active 60 DOM
2. 2026-06-16
   days on market $345,000 Active 59 DOM
3. 2026-06-15
   days on market $345,000 Active 58 DOM
4. 2026-06-13
   days on market $345,000 Active 56 DOM
5. 2026-06-10
   days on market $345,000 Active 53 DOM
6. 2026-06-09
   days on market $345,000 Active 52 DOM
7. 2026-06-07
   days on market $345,000 Active 50 DOM
8. 2026-06-03
   days on market $345,000 Active 46 DOM
9. 2026-06-02
   days on market $345,000 Active 45 DOM
10. 2026-06-02
    price $345,000 Active 44 DOM
11. 2026-06-01
    days on market $349,000 Active 44 DOM
12. 2026-05-31
    days on market $349,000 Active 43 DOM
13. 2026-04-18
    listed $349,000 Active
14. 2023-08-21
    soldstatus $20,000
15. 2023-07-26
    soldstatus $20,000 Closed 461-char remark

    Show marketing remark (461 chars)

    LOCATION! LOCATION! LOCATION! Great location in the desirable SW area of Lehigh Acres. This property is situated nice and quiet neighborhood. Fast and easy access to Sunshine Blvd & 82RD. Close to shopping, dining, and the RSW Airport. This quarter of acre property provides plenty of options for home placement and living space to suit your style. Property values are on a steady increase in this area, don’t miss out on this opportunity to buy now

16. 2023-07-18
    status Pending 461-char remark

    Show marketing remark (461 chars)

    LOCATION! LOCATION! LOCATION! Great location in the desirable SW area of Lehigh Acres. This property is situated nice and quiet neighborhood. Fast and easy access to Sunshine Blvd & 82RD. Close to shopping, dining, and the RSW Airport. This quarter of acre property provides plenty of options for home placement and living space to suit your style. Property values are on a steady increase in this area, don’t miss out on this opportunity to buy now

17. 2023-07-06
    status Active 461-char remark

    Show marketing remark (461 chars)

    LOCATION! LOCATION! LOCATION! Great location in the desirable SW area of Lehigh Acres. This property is situated nice and quiet neighborhood. Fast and easy access to Sunshine Blvd & 82RD. Close to shopping, dining, and the RSW Airport. This quarter of acre property provides plenty of options for home placement and living space to suit your style. Property values are on a steady increase in this area, don’t miss out on this opportunity to buy now

18. 2023-06-21
    status Pending 461-char remark

    Show marketing remark (461 chars)

    LOCATION! LOCATION! LOCATION! Great location in the desirable SW area of Lehigh Acres. This property is situated nice and quiet neighborhood. Fast and easy access to Sunshine Blvd & 82RD. Close to shopping, dining, and the RSW Airport. This quarter of acre property provides plenty of options for home placement and living space to suit your style. Property values are on a steady increase in this area, don’t miss out on this opportunity to buy now

19. 2023-06-14
    listed $20,000 Active 461-char remark

    Show marketing remark (461 chars)

    LOCATION! LOCATION! LOCATION! Great location in the desirable SW area of Lehigh Acres. This property is situated nice and quiet neighborhood. Fast and easy access to Sunshine Blvd & 82RD. Close to shopping, dining, and the RSW Airport. This quarter of acre property provides plenty of options for home placement and living space to suit your style. Property values are on a steady increase in this area, don’t miss out on this opportunity to buy now

20. 2022-07-29
    historical
21. 2022-07-07
    price $20,000
22. 2022-06-28
    price $23,000
23. 2022-06-16
    listed $24,500 Active
24. 2021-10-20
    soldstatus $13,000
25. 2021-10-18
    soldstatus $13,000 Closed
26. 2021-09-17
    status Pending
27. 2021-09-13
    listed $13,900 Active

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $26,693
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$10,036
• Taxable loss: −$13,840
• Est. tax savings @ 24.0%: +$3,322
• After-tax cash flow: $-4,202/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

+2410.8% since first listed

15 events — show timeline

• 2026-04-18 Listed $349,000 FORTMLS
• 2023-08-21 Sold (Public Records) $20,000 Public Records
• 2023-07-26 Sold (MLS) $20,000 FORTMLS
• 2023-07-18 Pending — FORTMLS
• 2023-07-06 Relisted — FORTMLS
• 2023-06-21 Pending — FORTMLS
• 2023-06-14 Listed $20,000 FORTMLS
• 2022-07-29 Listing Removed — FORTMLS
• 2022-07-07 Price Changed $20,000 FORTMLS
• 2022-06-28 Price Changed $23,000 FORTMLS
• 2022-06-16 Listed $24,500 FORTMLS
• 2021-10-20 Sold (Public Records) $13,000 Public Records
• 2021-10-18 Sold (MLS) $13,000 FORTMLS
• 2021-09-17 Pending — FORTMLS
• 2021-09-13 Listed $13,900 FORTMLS

Property tax history

+19.5%/yr

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