4306 11th St SW · Lehigh Acres, FL 33976

$215,000

3 bd · 2.0 ba · 1,161 sqft · SingleFamily public records · 25 Days on market

Built 2004 Est $286k · 25% 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 +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home situated on a generous lot, offering endless potential. Features include a spacious master bedroom and a functional layout ideal for customization. While the property does require some repairs and TLC, it presents a fantastic opportunity for investors or buyers looking to add personal touches and build equity.

Key facts

• Built 2004
• Listed 25 days

Property features AI

Finance

• Other: No other notable details available
• Financial info: No financial details available
• HOA & community: No HOA or community details available

Exterior

• Parking: No parking details available
• Security: No security details available
• Utilities: No utility details available
• Home design: Built in 2004; Single-family property
• Construction: Living area of 1,161; No additional construction details available
• Exterior features: Located in the Sunshine subdivision

Interior

• Kitchen: No kitchen details available
• Bedrooms: No bedroom details available
• Flooring: No flooring details available
• Bathrooms: No bathroom details available
• Heating & cooling: No heating or cooling details available
• Interior features: No interior feature details available
• Laundry & utility: No laundry or utility details available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-12 ($-144/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (14.8% below list).
• Recommended offer: $183k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 30% 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 $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $185k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $183,121 (14.8% 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. 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: 0.85% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $285,606
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Floyd Ave S	0.11mi	3/2.0	1,247 (+7%)	22mo	$277,000	$222	64
4015 12th St SW	0.44mi	3/3.0	1,057 (-9%)	3mo	$260,000	$246	58
4208 17th St SW	0.44mi	3/2.0	1,272 (+10%)	19mo	$275,000	$216	47
3914 13th St SW	0.61mi	3/2.0	1,118 (-4%)	23mo	$290,000	$259	46
3913 16th St W	0.72mi	3/2.0	1,328 (+14%)	1mo	$279,999	$211	42
4012 19th St SW	0.70mi	3/2.0	1,240 (+7%)	23mo	$305,000	$246	37

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: 23.1%
• Equity multiple: 2.84×
• Total profit: $110,977
• Equity at exit: $193,689

10-year hold

• IRR: 20.0%
• Equity multiple: 6.28×
• Total profit: $317,820
• Equity at exit: $417,698

Cash invested: $60,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-12

Break-even live

Break-even rent $1,846

Max offer price $212,886

Occupancy floor 96%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.18mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.24mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	0.31mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	23d	1	0.36mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	0.36mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.37mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	0.39mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	0.41mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	3d	1	0.42mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	23d	1	0.43mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.46mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.48mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.48mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.49mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	23d	1	0.52mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	23d	1	0.55mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	0.55mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	23d	1	0.56mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	23d	1	0.56mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	23d	1	0.58mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	16d	1	0.58mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	23d	1	0.59mi
142 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$1,499	$1.92	23d	1	0.60mi
227 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	0.66mi
1113 Ivan Ave S Lehigh Acres, FL	3.0	2.0	1190	$1,800	$1.51	11d	1	0.66mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.67mi
142 Harry Ave S Lehigh Acres, FL	2.0	1.0	780	$1,100	$1.41	3d	1	0.68mi
142 Harry Ave S Lehigh Acres, FL	2.0	1.0	780	$1,100	$1.41	23d	1	0.68mi
122 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$999	$1.28	23d	1	0.68mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	23d	1	0.70mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	23d	1	0.70mi
4507 20th St SW Lehigh Acres, FL	2.0	2.0	1135	$1,400	$1.23	23d	1	0.70mi
1130 Ivan Ave S Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	0.71mi
4541 20th St SW Lehigh Acres, FL	2.0	1.0	924	$1,195	$1.29	23d	1	0.72mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	21d	1	0.72mi
207 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1151	$1,399	$1.22	3d	1	0.72mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	0.74mi
1114 Circle Dr Lehigh Acres, FL	3.0	2.0	1193	$1,750	$1.47	23d	1	0.76mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	0.76mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	23d	1	0.76mi

Listing history 26 events

1. 2026-06-17
   days on market $215,000 Active 25 DOM
2. 2026-06-16
   days on market $215,000 Active 24 DOM
3. 2026-06-16
   days on market $215,000 Active 23 DOM
4. 2026-06-13
   days on market $215,000 Active 21 DOM
5. 2026-06-09
   days on market $215,000 Active 17 DOM
6. 2026-06-07
   days on market $215,000 Active 15 DOM
7. 2026-06-01
   days on market $215,000 Active 9 DOM
8. 2026-06-01
   days on market $215,000 Active 8 DOM
9. 2026-05-24
   listed $215,000 Active
10. 2026-02-28
    historical $1,750
11. 2026-02-20
    listed $1,750
12. 2026-02-20
    historical $2,000
13. 2026-02-04
    listed $2,000
14. 2025-11-25
    soldstatus $185,000 Closed 343-char remark

    Show marketing remark (343 chars)

    Charming 3-bedroom, 2-bath home situated on a generous lot, offering endless potential. Features include a spacious master bedroom and a functional layout ideal for customization. While the property does require some repairs and TLC, it presents a fantastic opportunity for investors or buyers looking to add personal touches and build equity.

15. 2025-11-12
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Charming 3-bedroom, 2-bath home situated on a generous lot, offering endless potential. Features include a spacious master bedroom and a functional layout ideal for customization. While the property does require some repairs and TLC, it presents a fantastic opportunity for investors or buyers looking to add personal touches and build equity.

16. 2025-10-10
    price $199,900 343-char remark

    Show marketing remark (343 chars)

    Charming 3-bedroom, 2-bath home situated on a generous lot, offering endless potential. Features include a spacious master bedroom and a functional layout ideal for customization. While the property does require some repairs and TLC, it presents a fantastic opportunity for investors or buyers looking to add personal touches and build equity.

17. 2025-09-24
    price $210,000 343-char remark

    Show marketing remark (343 chars)

    Charming 3-bedroom, 2-bath home situated on a generous lot, offering endless potential. Features include a spacious master bedroom and a functional layout ideal for customization. While the property does require some repairs and TLC, it presents a fantastic opportunity for investors or buyers looking to add personal touches and build equity.

18. 2025-08-07
    listed $239,900 Active 343-char remark

    Show marketing remark (343 chars)

    Charming 3-bedroom, 2-bath home situated on a generous lot, offering endless potential. Features include a spacious master bedroom and a functional layout ideal for customization. While the property does require some repairs and TLC, it presents a fantastic opportunity for investors or buyers looking to add personal touches and build equity.

19. 2021-08-23
    soldstatus $165,000
20. 2021-08-17
    soldstatus $165,000 Closed 115-char remark

    Show marketing remark (115 chars)

    Great 3 bed 2 bath home conveniently off of Gunnery Rd with easy access to major highway, and public transportatin.

21. 2021-07-22
    historical 115-char remark

    Show marketing remark (115 chars)

    Great 3 bed 2 bath home conveniently off of Gunnery Rd with easy access to major highway, and public transportatin.

22. 2021-07-13
    listed $165,000 115-char remark

    Show marketing remark (115 chars)

    Great 3 bed 2 bath home conveniently off of Gunnery Rd with easy access to major highway, and public transportatin.

23. 2015-03-02
    price $39,900
24. 2011-01-18
    soldstatus $44,000
25. 2003-07-23
    soldstatus $4,000
26. 1995-12-07
    soldstatus $2,000

ⓘ 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: $2,899 · $242/mo
• Projected year-2 tax: $2,899 · $242/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 · 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: $21,975
• − Mortgage interest: −$12,043
• − Property taxes: −$2,899
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$6,255
• Taxable loss: −$3,813
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $771/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

+10650.0% since first listed

18 events — show timeline

• 2026-05-24 Listed $215,000 FSBO.com
• 2026-02-28 Rental Removed $1,750 NAPLESMLS
• 2026-02-20 Listed for Rent $1,750 NAPLESMLS
• 2026-02-20 Rental Removed $2,000 FGCMLS
• 2026-02-04 Listed for Rent $2,000 FGCMLS
• 2025-11-25 Sold (MLS) $185,000 FORTMLS
• 2025-11-12 Pending — FORTMLS
• 2025-10-10 Price Changed $199,900 FORTMLS
• 2025-09-24 Price Changed $210,000 FORTMLS
• 2025-08-07 Listed $239,900 FORTMLS
• 2021-08-23 Sold (Public Records) $165,000 Public Records
• 2021-08-17 Sold (MLS) $165,000 FORTMLS
• 2021-07-22 Listing Removed — FORTMLS
• 2021-07-13 Listed $165,000 FORTMLS
• 2015-03-02 Price Changed $39,900 FORTMLS
• 2011-01-18 Sold (MLS) $44,000 FORTMLS
• 2003-07-23 Sold (Public Records) $4,000 Public Records
• 1995-12-07 Sold (Public Records) $2,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,899 · -9.6% YoY. Source: county tax records.