3518 21st St SW · Lehigh Acres, FL 33976

$304,990

4 bd · 2.0 ba · 1,650 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
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Prime opportunity to own a vacant residential lot in the heart of Lehigh Acres! This centrally located property is just minutes from local shops, schools, medical facilities, and churches—offering convenience and accessibility for everyday living. Enjoy quick access to the beautiful Gulf Coast beaches, the vibrant Downtown Fort Myers River District, Southwest Florida International Airport (RSW), and the popular Gulf Coast Town Center. Whether you're looking to build your forever home or invest in a growing community, this lot is full of potential!

Key facts

• Large kitchen island
• Expansive great room
• Private bathroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE KITCHEN ISLAND
• EXPANSIVE GREAT ROOM
• TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Security/high-impact doors
• Utilities: Cable available; Well water; Septic tank
• Home design: Single-story; Faces south; Under construction; Entry level: 1
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Open porch; Security/high-impact doors

Interior

• Kitchen: Pantry
• Bedrooms: Entry level: 1
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: High ceilings; Living/dining room; Pantry; Cable TV; Walk-in closet(s); Split bedrooms; Impact glass windows; Single-hung windows; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $305k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (28.7% below list).
• Recommended offer: $218k (28.7% 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 25d 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 36% 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k 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 ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $26k; list at $305k implies a 1073% 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 $217,557 (28.7% 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 29% 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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 11.7

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: 19.6%
• Equity multiple: 2.58×
• Total profit: $134,986
• Equity at exit: $274,759

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $405,645
• Equity at exit: $592,528

Cash invested: $85,397 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-389

Break-even live

Break-even rent $2,668

Max offer price $248,699

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-284	+0% $-389	+5% $-494	+10% $-600
Rent	-10% $-561	-5% $-475	+0% $-389	+5% $-303	+10% $-217
Rate	-1.0pp $-235	-0.5pp $-311	base $-389	+0.5pp $-468	+1.0pp $-548

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	0.11mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.29mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.34mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	0.39mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.40mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.54mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	0.54mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.55mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.56mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.56mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	0.56mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	0.60mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.65mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	0.66mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	4d	1	0.72mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.72mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.72mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	3d	1	0.73mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	4d	1	0.76mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.79mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.80mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.86mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.87mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.87mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.88mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.88mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.89mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.91mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.91mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.91mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.92mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	0.92mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.92mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.93mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.93mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.94mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	24d	1	0.95mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	24d	1	0.95mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	24d	1	0.97mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	1.00mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   price $304,990
3. 2026-05-06
   price $305,990
4. 2026-04-29
   price $307,990
5. 2026-04-22
   price $311,990
6. 2026-03-30
   listed $314,990 Active
7. 2025-11-26
   soldstatus $26,000
8. 2025-11-12
   soldstatus $26,000 Closed 559-char remark

   Show marketing remark (559 chars)

   Prime opportunity to own a vacant residential lot in the heart of Lehigh Acres! This centrally located property is just minutes from local shops, schools, medical facilities, and churches—offering convenience and accessibility for everyday living. Enjoy quick access to the beautiful Gulf Coast beaches, the vibrant Downtown Fort Myers River District, Southwest Florida International Airport (RSW), and the popular Gulf Coast Town Center. Whether you're looking to build your forever home or invest in a growing community, this lot is full of potential!

9. 2025-10-18
   status Pending 559-char remark

   Show marketing remark (559 chars)

   Prime opportunity to own a vacant residential lot in the heart of Lehigh Acres! This centrally located property is just minutes from local shops, schools, medical facilities, and churches—offering convenience and accessibility for everyday living. Enjoy quick access to the beautiful Gulf Coast beaches, the vibrant Downtown Fort Myers River District, Southwest Florida International Airport (RSW), and the popular Gulf Coast Town Center. Whether you're looking to build your forever home or invest in a growing community, this lot is full of potential!

10. 2025-10-15
    listed $30,000 Active 559-char remark

    Show marketing remark (559 chars)

    Prime opportunity to own a vacant residential lot in the heart of Lehigh Acres! This centrally located property is just minutes from local shops, schools, medical facilities, and churches—offering convenience and accessibility for everyday living. Enjoy quick access to the beautiful Gulf Coast beaches, the vibrant Downtown Fort Myers River District, Southwest Florida International Airport (RSW), and the popular Gulf Coast Town Center. Whether you're looking to build your forever home or invest in a growing community, this lot is full of potential!

ⓘ 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 2/10 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: $26,107
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$8,872
• Taxable loss: −$10,127
• Est. tax savings @ 24.0%: +$2,430
• After-tax cash flow: $-2,238/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

+916.6% since first listed

10 events — show timeline

• 2026-05-19 Pending — FORTMLS
• 2026-05-13 Price Changed $304,990 FORTMLS
• 2026-05-06 Price Changed $305,990 FORTMLS
• 2026-04-29 Price Changed $307,990 FORTMLS
• 2026-04-22 Price Changed $311,990 FORTMLS
• 2026-03-30 Listed $314,990 FORTMLS
• 2025-11-26 Sold (Public Records) $26,000 Public Records
• 2025-11-12 Sold (MLS) $26,000 FORTMLS
• 2025-10-18 Pending — FORTMLS
• 2025-10-15 Listed $30,000 FORTMLS

Property tax history

+17.6%/yr

Latest (2025): $433 · +12.2% YoY. Source: county tax records.