3210 30th St SW · Lehigh Acres, FL 33976

$340,000

4 bd · 2.0 ba · 1,636 sqft · Land · 50 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 +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0

Listing remarks

Welcome to 3210 30th St SW, Lehigh Acres, FL 33976—a brand-new construction home in a prime, fast-growing area of Lehigh Acres, just minutes from SR-82, a major connector to Fort Myers, shopping, and dining near Sunshine Blvd. Upgraded FANS, LIGHTING FIXTURES THROUGHOUT HOME AND IN PATIO. SAVE ON CLOSING COSTS. CALL FOR DETAILS. Featuring 3 bedrooms + den (lives like a 4-bedroom per property appraiser) and 2 bathrooms, this home offers an open layout with soaring ceilings, 11–12 ft entry, tile throughout, and 8-ft doors. The kitchen includes a large island, soft-close cabinetry, and is perfect for entertaining. See virtually staged rooms for comparison! Enjoy tiled showers w

Key facts

• Thoughtful upgrades
• Tiled showers
• Open layout

Tags

• BRAND-NEW CONSTRUCTION
• THOUGHTFUL UPGRADES
• OPEN LAYOUT
• LARGE ISLAND
• SOFT-CLOSE CABINETRY
• TILED SHOWERS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fees cover road maintenance, street lights and trash; Community of 6 units

Exterior

• Parking: Attached 2-car garage with garage door opener; Attached carport with 2 spaces; Total of 4 covered parking spaces; Common parking
• Security: High-impact doors
• Utilities: Well water (assessment paid); Septic tank (assessment paid); Cable available; High-speed internet available
• Home design: Single-story; New construction; Faces west; East exposure on lot
• Construction: Brick, block and concrete construction; Shingle roof; Built as new construction
• Exterior features: Patio; Room for pool; Security/high-impact doors

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Freezer; Refrigerator
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Bathtub; Tray ceilings; Coffered ceilings; Family/dining room; High ceilings; Living/dining room; Separate shower; Bar; Walk-in closets; Split bedrooms; Double-hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (34.6% below list).
• Recommended offer: $222k (34.6% 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 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 $36k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $22k; list at $340k implies a 1411% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,342 (34.6% 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 50 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 12.7

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: 21.4%
• Equity multiple: 2.71×
• Total profit: $163,162
• Equity at exit: $306,299

10-year hold

• IRR: 18.8%
• Equity multiple: 6.05×
• Total profit: $480,495
• Equity at exit: $660,545

Cash invested: $95,200 (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: 786
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-240

Break-even live

Break-even rent $2,528

Max offer price $297,531

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.06mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.09mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.33mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.37mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.38mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.39mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.39mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	24d	1	0.45mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.47mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.51mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.52mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.56mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	24d	1	0.57mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.58mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	3d	1	0.58mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.60mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	0.61mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	21d	1	0.62mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	0.64mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	0.69mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	24d	1	0.73mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	24d	1	0.74mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	0.76mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	0.79mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.79mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.79mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.85mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.87mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.89mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	0.89mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.90mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	2d	1	0.91mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	3d	1	0.91mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	0.91mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.92mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	24d	1	0.93mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.93mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.95mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.97mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	1.02mi

Listing history 34 events

1. 2026-06-17
   days on market $340,000 Active 50 DOM
2. 2026-06-16
   days on market $340,000 Active 49 DOM
3. 2026-06-15
   days on market $340,000 Active 48 DOM
4. 2026-06-13
   days on market $340,000 Active 46 DOM
5. 2026-06-10
   days on market $340,000 Active 43 DOM
6. 2026-06-09
   days on market $340,000 Active 42 DOM
7. 2026-06-08
   days on market $340,000 Active 41 DOM
8. 2026-06-07
   days on market $340,000 Active 40 DOM
9. 2026-06-03
   days on market $340,000 Active 36 DOM
10. 2026-06-02
    days on market $340,000 Active 35 DOM
11. 2026-06-01
    days on market $340,000 Active 34 DOM
12. 2026-05-31
    days on market $340,000 Active 33 DOM
13. 2026-04-28
    listed $340,000 Active
14. 2026-04-25
    historical $2,200
15. 2026-04-20
    historical
16. 2026-02-25
    price $339,900
17. 2026-02-09
    price $2,200
18. 2026-02-04
    price $2,300
19. 2026-01-15
    listed $2,400
20. 2026-01-09
    price $349,900
21. 2025-10-19
    listed $339,900 Active
22. 2025-10-15
    historical
23. 2025-10-14
    price $349,900
24. 2025-08-29
    listed $359,900 Active
25. 2025-08-25
    historical
26. 2025-06-12
    price $359,900
27. 2025-05-06
    listed $379,000 Active
28. 2023-10-13
    soldstatus $22,500
29. 2023-10-10
    soldstatus $22,500 Closed
30. 2023-09-15
    status Pending
31. 2023-09-08
    price $24,000
32. 2023-08-29
    listed $25,000 Active
33. 2004-05-17
    soldstatus $11,900
34. 1984-12-01
    soldstatus $5,300

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$1,955/yr (+$163/mo · 225.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $26,681
• − Mortgage interest: −$19,045
• − Property taxes: −$867
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$9,891
• Taxable loss: −$9,091
• Est. tax savings @ 24.0%: +$2,182
• After-tax cash flow: $-703/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

+6315.1% since first listed

22 events — show timeline

• 2026-04-28 Listed $340,000 FORTMLS
• 2026-04-25 Rental Removed $2,200 FGCMLS
• 2026-04-20 Listing Removed — FORTMLS
• 2026-02-25 Price Changed $339,900 FORTMLS
• 2026-02-09 Price Changed $2,200 FGCMLS
• 2026-02-04 Price Changed $2,300 FGCMLS
• 2026-01-15 Listed for Rent $2,400 FGCMLS
• 2026-01-09 Price Changed $349,900 FORTMLS
• 2025-10-19 Listed $339,900 FORTMLS
• 2025-10-15 Listing Removed — FORTMLS
• 2025-10-14 Price Changed $349,900 FORTMLS
• 2025-08-29 Listed $359,900 FORTMLS
• 2025-08-25 Listing Removed — FORTMLS
• 2025-06-12 Price Changed $359,900 FORTMLS
• 2025-05-06 Listed $379,000 FORTMLS
• 2023-10-13 Sold (Public Records) $22,500 Public Records
• 2023-10-10 Sold (MLS) $22,500 FORTMLS
• 2023-09-15 Pending — FORTMLS
• 2023-09-08 Price Changed $24,000 FORTMLS
• 2023-08-29 Listed $25,000 FORTMLS
• 2004-05-17 Sold (Public Records) $11,900 Public Records
• 1984-12-01 Sold (Public Records) $5,300 Public Records

Property tax history

+25.2%/yr

Latest (2025): $867 · +92.7% YoY. Source: county tax records.