3418 8th St SW · Lehigh Acres, FL 33976

$345,000

3 bd · 3.0 ba · 1,735 sqft · Land · 137 Days on market

Built 2025 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 +5.5/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

Key facts

• Spa-like shower
• New construction
• Chef's dream kitchen

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• CHEF'S DREAM KITCHEN
• QUARTZ WATERFALL ISLAND
• STAINLESS STEEL APPLIANCES
• SPA-LIKE SHOWER

Property features AI

Finance

• Other: Lot is approximately 0.25 acres with regular shape; Lot dimensions indicated (front/right 137 ft, left/back 80 ft); Zoning: RS-1; View: Wooded area; Irrigation: Well; Number of units/floors: single unit, one floor
• Financial info: New construction tax status
• HOA & community: No HOA maintenance or amenities listed; Community type: see remarks

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant doors and windows
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single-family home; Traditional style; One story; Rear exposure faces north; Residential property in Lehigh Acres (Development: Lehigh Acres)
• Construction: Concrete block construction; Shingle roof; Built in 2025; Foundation details from architectural plans
• Exterior features: Patio; Impact resistant windows and doors; Stucco exterior

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator / freezer
• Bedrooms: 3 bedrooms plus den
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: French doors; Tray ceiling; Walk-in closet; Split bedroom floor plan; Den / study; Open porch / lanai; Dining area (living); Eat-in kitchen; Unfurnished
• Laundry & utility: Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-744 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (39.8% below list).
• Recommended offer: $208k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 137 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $345k implies a 1050% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,680 (39.8% 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 137 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.24%
• DSCR: 0.59
• GRM: 13.8

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: 17.1%
• Equity multiple: 2.39×
• Total profit: $134,484
• Equity at exit: $310,803

10-year hold

• IRR: 15.7%
• Equity multiple: 5.37×
• Total profit: $422,440
• 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: 788
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-744

Break-even live

Break-even rent $3,018

Max offer price $237,408

Occupancy floor —

Sensitivity live

Price	-10% $-505	-5% $-624	+0% $-744	+5% $-863	+10% $-982
Rent	-10% $-908	-5% $-826	+0% $-744	+5% $-662	+10% $-579
Rate	-1.0pp $-570	-0.5pp $-656	base $-744	+0.5pp $-833	+1.0pp $-924

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
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.07mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.08mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.12mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.12mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.25mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.25mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.31mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.32mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.36mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.38mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.49mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.54mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.60mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.67mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.68mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.69mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	0.70mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.72mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.74mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.75mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.76mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.86mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.94mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	0.99mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	5d	1	0.99mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.99mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	1.02mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	1.04mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	1.06mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	25d	1	1.07mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.10mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.15mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	4d	1	1.15mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	1.16mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	17d	1	1.16mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	1.16mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	5d	1	1.16mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	1.18mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	12d	1	1.18mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.18mi

Listing history 26 events

1. 2026-06-22
   days on market $345,000 Active 137 DOM
2. 2026-06-17
   days on market $345,000 Active 133 DOM
3. 2026-06-16
   days on market $345,000 Active 132 DOM
4. 2026-06-15
   days on market $345,000 Active 131 DOM
5. 2026-06-13
   days on market $345,000 Active 129 DOM
6. 2026-06-10
   days on market $345,000 Active 126 DOM
7. 2026-06-09
   days on market $345,000 Active 125 DOM
8. 2026-06-07
   days on market $345,000 Active 123 DOM
9. 2026-06-02
   days on market $345,000 Active 118 DOM
10. 2026-06-01
    days on market $345,000 Active 117 DOM
11. 2026-06-01
    pricedays on market $345,000 Active 116 DOM
12. 2026-04-19
    price $355,000
13. 2026-03-07
    price $370,000
14. 2026-02-04
    listed $379,900 Active
15. 2026-02-02
    historical
16. 2026-01-22
    price $390,000
17. 2025-12-09
    listed $399,000 Active
18. 2025-04-22
    soldstatus $30,000
19. 2025-04-17
    soldstatus $30,000 Closed 469-char remark

    Show marketing remark (469 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

20. 2025-04-04
    status Pending 469-char remark

    Show marketing remark (469 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

21. 2025-03-13
    price $32,000 469-char remark

    Show marketing remark (469 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

22. 2025-02-11
    status Active 469-char remark

    Show marketing remark (469 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

23. 2025-02-07
    status Pending 469-char remark

    Show marketing remark (469 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

24. 2025-01-12
    listed $34,000 Active 469-char remark

    Show marketing remark (469 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this 1/4 acre parcel on the SW side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your next home. Seller has other lots available, perfect for adding to your portfolio. This lot is sure to move quickly so don't delay and reach out today to take advantage of this amazing property.

25. 2004-07-16
    soldstatus $12,000
26. 2004-05-03
    listed $12,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $24,922
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$10,036
• Taxable loss: −$15,328
• Est. tax savings @ 24.0%: +$3,679
• After-tax cash flow: $-5,244/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

+2858.3% since first listed

15 events — show timeline

• 2026-04-19 Price Changed $355,000 NAPLESMLS
• 2026-03-07 Price Changed $370,000 NAPLESMLS
• 2026-02-04 Listed $379,900 NAPLESMLS
• 2026-02-02 Listing Removed — NAPLESMLS
• 2026-01-22 Price Changed $390,000 NAPLESMLS
• 2025-12-09 Listed $399,000 NAPLESMLS
• 2025-04-22 Sold (Public Records) $30,000 Public Records
• 2025-04-17 Sold (MLS) $30,000 FORTMLS
• 2025-04-04 Pending — FORTMLS
• 2025-03-13 Price Changed $32,000 FORTMLS
• 2025-02-11 Relisted — FORTMLS
• 2025-02-07 Pending — FORTMLS
• 2025-01-12 Listed $34,000 FORTMLS
• 2004-07-16 Sold (Public Records) $12,000 Public Records
• 2004-05-03 Listed $12,000 FORTMLS

Property tax history

+17.7%/yr

Latest (2025): $432 · +10.7% YoY. Source: county tax records.