4001 10th St SW · Lehigh Acres, FL 33976

$239,899

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 20 Days on market

Built 2005 0.25 ac lot Est $275k · 13% under

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Why this score? — see what drove the C- 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).

• ARV discount +13.2/15.0
• Cash flow +12.5/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

BANK OWNED & READY TO BE SOLD! Come take a look at this great 3 bedroom, 2 bathroom, 2 car garage home located at the end of a dead-end street and with a Lehigh canal on the side for extra privacy. Home has nice vaulted ceilings and a nice open floorplan from kitchen to living room. Kitchen and bathrooms have tile, living room is carpeted and bedrooms have laminate wood floors. Hallway has a nice built-in desk. Overall home is very nice, clean and situated on a nice quiet street with canal on the side. Location is ideal with easy access to town. Do not let this one pass you by. BANK OWNED & READY TO BE SOLD!

Key facts

• Near a canal
• Split floor plan
• Spacious front porch

Tags

• NEW ROOF
• QUIET DEAD-END STREET
• NEAR A CANAL
• SPACIOUS FRONT PORCH
• UNDER-ROOF SCREENED LANAI
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 136 x 80 x 136 (measured); Zoning: RS-1; Irrigation from well
• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage; 2 covered garage spaces; Driveway; Paved parking
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; Resale property; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Open porch; Screened porch; Rectangular lot; Lot exposures to the south

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Freezer; Eat-in kitchen
• Bedrooms: Main level bedrooms (including primary on main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vaulted ceilings; Pantry; Eat-in kitchen; Main level primary bedroom; Bedroom on main level; Split bedroom layout; Home office; Tub/shower; Single-hung windows; Window shutters; Unfurnished
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-33 ($-397/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (16.6% below list).
• Recommended offer: $200k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 21d 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 33% 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 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 $52k; list at $240k implies a 361% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,969 (16.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $274,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3913 16th St W	0.44mi	3/2.0	1,328 (+4%)	1mo	$279,999	$211	72
4000 10th St SW	0.03mi	3/2.0	1,407 (+11%)	12mo	$270,000	$192	71
4109 11th St SW	0.23mi	3/2.0	1,426 (+12%)	11mo	$288,000	$202	60
4203 11th St SW	0.34mi	3/2.0	1,392 (+9%)	10mo	$285,000	$205	60
4208 17th St SW	0.58mi	3/2.0	1,272 (0%)	19mo	$275,000	$216	57
3914 13th St SW	0.16mi	3/2.0	1,118 (-12%)	23mo	$290,000	$259	53
812 Floyd Ave S	0.63mi	3/2.0	1,247 (-2%)	22mo	$277,000	$222	49
4012 19th St SW	0.59mi	3/2.0	1,240 (-2%)	23mo	$305,000	$246	49
58 Curtis Ave S	0.60mi	3/2.0	1,372 (+8%)	14mo	$284,990	$208	48
3807 20th St SW	0.73mi	4/2.0 (+1)	1,152 (-9%)	13mo	$243,000	$211	34
4000 17th St SW	0.46mi	4/2.0 (+1)	1,426 (+12%)	23mo	$323,990	$227	34
3701 18th St SW	0.74mi	3/2.0	1,107 (-13%)	18mo	$297,500	$269	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.83×
• Total profit: $122,691
• Equity at exit: $216,120

10-year hold

• IRR: 19.8%
• Equity multiple: 6.25×
• Total profit: $352,473
• Equity at exit: $466,071

Cash invested: $67,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$255 /mo · $3,058/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-33

Break-even live

Break-even rent $2,042

Max offer price $234,056

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $35	+0% $-33	+5% $-101	+10% $-169
Rent	-10% $-191	-5% $-112	+0% $-33	+5% $46	+10% $125
Rate	-1.0pp $88	-0.5pp $28	base $-33	+0.5pp $-95	+1.0pp $-158

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.15mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.22mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.23mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.45mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.46mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	0.52mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.53mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.62mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.63mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.64mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	0.69mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.70mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.72mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.75mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	0.75mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	0.75mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	0.80mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	20d	1	0.80mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	22d	1	0.81mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.84mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	4d	1	0.84mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.85mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.86mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	25d	1	0.86mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.89mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.90mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	0.90mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.91mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.91mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	0.91mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	11d	1	0.91mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.91mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.91mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	4d	1	0.92mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	25d	1	0.92mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	25d	1	0.93mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	4d	1	0.93mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	20d	1	0.94mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	25d	1	0.95mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	17d	1	0.96mi

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-15
   price $239,899
3. 2026-05-01
   listed $249,899 Active
4. 2023-10-09
   historical $1,895
5. 2023-09-12
   listed $1,895
6. 2009-04-30
   soldstatus $52,000 627-char remark

   Show marketing remark (627 chars)

   BANK OWNED & READY TO BE SOLD! Come take a look at this great 3 bedroom, 2 bathroom, 2 car garage home located at the end of a dead-end street and with a Lehigh canal on the side for extra privacy. Home has nice vaulted ceilings and a nice open floorplan from kitchen to living room. Kitchen and bathrooms have tile, living room is carpeted and bedrooms have laminate wood floors. Hallway has a nice built-in desk. Overall home is very nice, clean and situated on a nice quiet street with canal on the side. Location is ideal with easy access to town. Do not let this one pass you by. BANK OWNED & READY TO BE SOLD!

7. 2009-04-08
   price $59,900 627-char remark

   Show marketing remark (627 chars)

   BANK OWNED & READY TO BE SOLD! Come take a look at this great 3 bedroom, 2 bathroom, 2 car garage home located at the end of a dead-end street and with a Lehigh canal on the side for extra privacy. Home has nice vaulted ceilings and a nice open floorplan from kitchen to living room. Kitchen and bathrooms have tile, living room is carpeted and bedrooms have laminate wood floors. Hallway has a nice built-in desk. Overall home is very nice, clean and situated on a nice quiet street with canal on the side. Location is ideal with easy access to town. Do not let this one pass you by. BANK OWNED & READY TO BE SOLD!

ⓘ 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: $3,058 · $255/mo
• Projected year-2 tax: $3,058 · $255/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $23,996
• − Mortgage interest: −$13,438
• − Property taxes: −$3,058
• − Insurance: −$1,199
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,979
• Taxable loss: −$4,517
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $687/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

+300.5% since first listed

7 events — show timeline

• 2026-05-21 Pending — FORTMLS
• 2026-05-15 Price Changed $239,899 FORTMLS
• 2026-05-01 Listed $249,899 FORTMLS
• 2023-10-09 Rental Removed $1,895 FORTMLS
• 2023-09-12 Listed for Rent $1,895 FORTMLS
• 2009-04-30 Sold (MLS) $52,000 FORTMLS
• 2009-04-08 Price Changed $59,900 FORTMLS

Property tax history

+7.9%/yr

Latest (2025): $3,058 · +1.4% YoY. Source: county tax records.