2910 45th St W · Lehigh Acres, FL 33971

$329,990

4 bd · 2.0 ba · 1,808 sqft · Land · 35 Days on market

Built 2026 0.26 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed | 3 bath | 3-bay | 1808 sqft

Key facts

• Chef's dream kitchen
• Private bath
• Dual vanity sinks

Tags

• CHEF'S DREAM KITCHEN
• SOPHISTICATED CABINETRY
• ELEGANT QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH
• DUAL VANITY SINKS

Property features AI

Finance

• Other: Property zoned RS1; Lot is approximately 0.25 acre (1/4 to less than 1/2 acre); Paved public road with public maintenance; Builder license CGC1517458
• HOA & community: No association fees; Pets allowed

Exterior

• Parking: Attached garage with 3 spaces; Garage door opener; Driveway; Garage dimensions approximately 19 x 20
• Security: Smoke detector(s)
• Utilities: Well water; Septic system; Public utilities available; Electricity connected; Sewer connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Single family residence; One story; New construction (projected completion August 26, 2026); East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Century Complete (BISCAYNE model)
• Exterior features: Covered patio; Patio with sliding doors; Exterior lighting; Sidewalk

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; Double pane, insulated thermal windows
• Laundry & utility: Laundry room with washer and electric dryer hookups (inside)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (32.8% below list).
• Recommended offer: $222k (32.8% 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($320k) 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 $23k; list at $330k implies a 1335% 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 $221,709 (32.8% 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 35 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.01×
• Total profit: $-93,628
• Equity at exit: $49,203

10-year hold

• IRR: -56.3%
• Equity multiple: -0.62×
• Total profit: $-149,887
• Equity at exit: $28,532

Cash invested: $92,397 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-529

Break-even live

Break-even rent $2,887

Max offer price $253,445

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	24d	1	0.20mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	0.24mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	24d	1	0.32mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	24d	1	0.33mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	0.35mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	0.38mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.50mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	3d	1	0.52mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	24d	1	0.52mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	3d	1	0.57mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	3d	1	0.58mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	24d	1	0.58mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	24d	1	0.58mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	14d	1	0.63mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.64mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	24d	1	0.66mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	0.68mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	0.68mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	24d	1	0.75mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.77mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	16d	1	0.81mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.83mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	3d	1	0.84mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	0.85mi
3310 35th St W Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.86mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	3d	1	0.86mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	24d	1	0.88mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	0.89mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	24d	1	0.90mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.90mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	3d	1	0.92mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	24d	1	0.99mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	3d	1	1.01mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	1.03mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	14d	1	1.07mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	1.08mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	1.15mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	1.18mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	1.18mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	1.20mi

Listing history 28 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   days on market $329,990 Active 35 DOM
3. 2026-06-16
   days on market $329,990 Active 34 DOM
4. 2026-06-15
   days on market $329,990 Active 33 DOM
5. 2026-06-13
   pricedays on market $329,990 Active 31 DOM
6. 2026-06-10
   days on market $336,990 Active 28 DOM
7. 2026-06-09
   days on market $336,990 Active 27 DOM
8. 2026-06-08
   days on market $336,990 Active 26 DOM
9. 2026-06-07
   days on market $336,990 Active 25 DOM
10. 2026-06-03
    days on market $336,990 Active 21 DOM
11. 2026-06-02
    days on market $336,990 Active 20 DOM
12. 2026-06-01
    days on market $336,990 Active 19 DOM
13. 2026-05-31
    days on market $336,990 Active 18 DOM
14. 2026-05-13
    listed $336,990 Active
15. 2026-04-24
    price $336,990 34-char remark

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

16. 2026-04-24
    price $336,990 668-char remark

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

17. 2026-04-10
    listed $346,990 Active 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 3-bay | 1808 sqft

18. 2026-04-09
    listed $346,990 Active 668-char remark

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

19. 2024-05-09
    soldstatus $23,000
20. 2024-05-07
    soldstatus $23,000 Closed
21. 2024-03-22
    status Pending
22. 2023-11-29
    listed $23,000 Active
23. 2022-03-02
    soldstatus $15,000
24. 2022-02-22
    soldstatus $15,000 Closed
25. 2022-02-04
    status Pending
26. 2021-12-09
    price $13,000
27. 2021-12-07
    listed $14,000 Active
28. 2005-08-02
    soldstatus $34,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $26,605
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$9,600
• Taxable loss: −$12,336
• Est. tax savings @ 24.0%: +$2,961
• After-tax cash flow: $-3,387/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+891.1% since first listed

15 events — show timeline

• 2026-05-13 Listed $336,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $336,990 Zillow
• 2026-04-24 Price Changed $336,990 FORTMLS
• 2026-04-10 Listed $346,990 Zillow
• 2026-04-09 Listed $346,990 FORTMLS
• 2024-05-09 Sold (Public Records) $23,000 Public Records
• 2024-05-07 Sold (MLS) $23,000 FORTMLS
• 2024-03-22 Pending — FORTMLS
• 2023-11-29 Listed $23,000 FORTMLS
• 2022-03-02 Sold (Public Records) $15,000 Public Records
• 2022-02-22 Sold (MLS) $15,000 FORTMLS
• 2022-02-04 Pending — FORTMLS
• 2021-12-09 Price Changed $13,000 FORTMLS
• 2021-12-07 Listed $14,000 FORTMLS
• 2005-08-02 Sold (Public Records) $34,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +15.0% YoY. Source: county tax records.