2930 20th St SW · Lehigh Acres, FL 33976

$369,000

3 bd · 2.0 ba · 1,975 sqft · Land · 158 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 +5.3/30.0
• 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

Very nice building lot located in popular fast growing are conveniently located just a short drive to everything you would ever need. Don’t wait these lots are selling fast.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Tags

• DEDICATED STUDY OFFICE

Property features AI

Finance

• Other: Zoning: RS-1; Lot consists of 3 lots (total area approx. 0.25 acre); City and landscaped area views; Subdivision: Lehigh Acres
• Financial info: Property in a single-unit complex/building
• HOA & community: Non-gated community; No community amenities listed

Exterior

• Parking: Attached 2-car garage
• Security: Impact-resistant windows and doors
• Utilities: Well water; Septic sewer; Electric service
• Home design: Single-family residential; 2-story design; Rear exposure facing northwest
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2026; Foundation information not specified
• Exterior features: Patio; Automatic sprinkler system (central)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms plus den (study)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and combo tub/shower
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Closet cabinets; High-speed internet available; Smoke detectors; Reverse osmosis system; Auto garage door opener; Unfurnished
• Laundry & utility: Washer/dryer hookups (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $-813 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (40.4% below list).
• Recommended offer: $220k (40.4% 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+, 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 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 $39k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $369k implies a 1242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $219,926 (40.4% 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 158 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: 3.65%
• Cash-on-cash: -9.44%
• DSCR: 0.58
• GRM: 14.0

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: 17.0%
• Equity multiple: 2.38×
• Total profit: $142,796
• Equity at exit: $332,424

10-year hold

• IRR: 15.6%
• Equity multiple: 5.35×
• Total profit: $449,740
• Equity at exit: $716,886

Cash invested: $103,320 (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: 14.0×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-813

Break-even live

Break-even rent $3,228

Max offer price $251,407

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	0.18mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	0.25mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.31mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.32mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.39mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.42mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	0.42mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.44mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.46mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.51mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.53mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	0.61mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	23d	1	0.64mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.66mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	0.68mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.71mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.83mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	14d	1	0.87mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	0.87mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	23d	1	0.90mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	23d	1	0.92mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.94mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.95mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	23d	1	0.99mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	23d	1	1.02mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	23d	1	1.03mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	1.04mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	1.04mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	1.04mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	23d	1	1.05mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	23d	1	1.09mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	3d	1	1.10mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	1.12mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	23d	1	1.12mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.13mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	23d	1	1.13mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	23d	1	1.13mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.13mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.14mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	10d	1	1.16mi

Listing history 19 events

1. 2026-06-17
   days on market $369,000 Active 158 DOM
2. 2026-06-16
   days on market $369,000 Active 157 DOM
3. 2026-06-15
   days on market $369,000 Active 156 DOM
4. 2026-06-13
   days on market $369,000 Active 154 DOM
5. 2026-06-10
   days on market $369,000 Active 151 DOM
6. 2026-06-09
   days on market $369,000 Active 150 DOM
7. 2026-06-07
   days on market $369,000 Active 148 DOM
8. 2026-06-02
   days on market $369,000 Active 143 DOM
9. 2026-06-01
   days on market $369,000 Active 142 DOM
10. 2026-06-01
    days on market $369,000 Active 141 DOM
11. 2026-05-20
    price $369,000
12. 2026-04-15
    price $370,000
13. 2026-04-01
    price $380,000
14. 2026-02-24
    price $389,000
15. 2026-01-10
    listed $395,000 Active
16. 2024-12-10
    soldstatus $27,500
17. 2024-12-09
    soldstatus $27,500 Closed 179-char remark

    Show marketing remark (179 chars)

    Very nice building lot located in popular fast growing are conveniently located just a short drive to everything you would ever need. Don’t wait these lots are selling fast.

18. 2024-11-21
    status Pending 179-char remark

    Show marketing remark (179 chars)

    Very nice building lot located in popular fast growing are conveniently located just a short drive to everything you would ever need. Don’t wait these lots are selling fast.

19. 2024-08-21
    listed $33,000 Active 179-char remark

    Show marketing remark (179 chars)

    Very nice building lot located in popular fast growing are conveniently located just a short drive to everything you would ever need. Don’t wait these lots are selling fast.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% 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: $26,391
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$10,735
• Taxable loss: −$16,616
• Est. tax savings @ 24.0%: +$3,988
• After-tax cash flow: $-5,764/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

+1018.2% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $369,000 NAPLESMLS
• 2026-04-15 Price Changed $370,000 NAPLESMLS
• 2026-04-01 Price Changed $380,000 NAPLESMLS
• 2026-02-24 Price Changed $389,000 NAPLESMLS
• 2026-01-10 Listed $395,000 NAPLESMLS
• 2024-12-10 Sold (Public Records) $27,500 Public Records
• 2024-12-09 Sold (MLS) $27,500 FORTMLS
• 2024-11-21 Pending — FORTMLS
• 2024-08-21 Listed $33,000 FORTMLS

Property tax history

+20.0%/yr

Latest (2025): $520 · +31.0% YoY. Source: county tax records.