2703 75th St W · Lehigh Acres, FL 33971

$309,999

4 bd · 2.0 ba · 1,828 sqft · Land · 128 Days on market

Built 2025 10,454 sqft 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).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great lot with the opportunity to buy adjoining lot, 2705 75th St W is also available

Key facts

• Dual vanity
• Primary ensuite
• Large island

Tags

• OPEN AND SPACIOUS KITCHEN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• LIGHT SHAKER STYLE CABINETS
• PRIMARY ENSUITE
• DUAL VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $310k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (22.7% below list).
• Recommended offer: $240k (22.7% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% 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 $9k 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 128 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $310k implies a 605% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,769 (22.7% 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 128 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 10.8

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: -27.1%
• Equity multiple: 0.11×
• Total profit: $-77,220
• Equity at exit: $46,222

10-year hold

• IRR: -41.1%
• Equity multiple: -0.38×
• Total profit: $-119,886
• Equity at exit: $26,803

Cash invested: $86,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-315

Break-even live

Break-even rent $2,796

Max offer price $264,475

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	0.52mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.62mi
3958 Button Sage Rd Alva, FL	4.0	3.0	2032	$3,950	$1.94	14d	1	0.73mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.78mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.81mi
3984 Sweet Alyssum Ter Alva, FL	4.0	3.0	2032	$2,500	$1.23	3d	1	0.84mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	0.86mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.86mi
3370 Chestnut Grove Dr Alva, FL	4.0	3.0	2362	$3,500	$1.48	23d	1	0.89mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.90mi
3254 Weston Manor Dr Alva, FL	4.0	3.0	2032	$2,800	$1.38	23d	1	0.90mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	0.92mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	0.92mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	23d	1	0.93mi
3776 Passion Vine Dr Unit 1 Alva, FL	3.0	2.0	1885	$2,200	$1.17	23d	1	0.94mi
3917 Passion Vine Dr Alva, FL	4.0	3.0	1933	$2,500	$1.29	16d	1	0.97mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	3d	1	1.05mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	1.07mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.09mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	1.12mi
3606 Wild Sage Way Alva, FL	3.0	3.0	2202	$2,600	$1.18	21d	1	1.14mi
16195 Bacopa Dr Alva, FL	3.0	3.0	2032	$3,000	$1.48	23d	1	1.17mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	3d	1	1.21mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	3d	1	1.22mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	1.22mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	1.26mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	1.27mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	1.28mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	23d	1	1.30mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	1.30mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	3d	1	1.30mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	1.31mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	1.33mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	23d	1	1.35mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	1.38mi
17621 Oak Creek Rd Alva, FL	3.0	2.0	1312	$3,800	$2.90	16d	1	1.38mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	1.50mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $309,999 Pending 128 DOM
2. 2026-06-10
   days on market $309,999 Active 126 DOM
3. 2026-06-09
   days on market $309,999 Active 125 DOM
4. 2026-06-07
   days on market $309,999 Active 123 DOM
5. 2026-06-02
   pricedays on market $309,999 Active 118 DOM
6. 2026-06-02
   status $319,999 Active 117 DOM
7. 2026-03-30
   status Pending
8. 2026-03-26
   price $319,999
9. 2026-03-11
   status Active
10. 2026-02-23
    status Pending
11. 2026-02-12
    price $329,999
12. 2025-12-31
    price $339,999
13. 2025-11-17
    listed $344,990 Active
14. 2025-06-16
    soldstatus $44,000
15. 2025-06-13
    soldstatus $22,000 Closed 85-char remark

    Show marketing remark (85 chars)

    Great lot with the opportunity to buy adjoining lot, 2705 75th St W is also available

16. 2025-05-26
    status Active 85-char remark

    Show marketing remark (85 chars)

    Great lot with the opportunity to buy adjoining lot, 2705 75th St W is also available

17. 2025-05-16
    status Pending 85-char remark

    Show marketing remark (85 chars)

    Great lot with the opportunity to buy adjoining lot, 2705 75th St W is also available

18. 2023-10-31
    listed $24,000 Active 85-char remark

    Show marketing remark (85 chars)

    Great lot with the opportunity to buy adjoining lot, 2705 75th St W is also available

19. 2020-06-12
    soldstatus $7,000
20. 2020-05-29
    soldstatus $3,500 Closed
21. 2020-05-11
    status Pending
22. 2019-12-16
    price $3,900
23. 2019-11-04
    listed $4,000 Active
24. 2005-03-24
    soldstatus $25,500
25. 2005-02-21
    soldstatus $25,500
26. 2005-02-03
    price $27,900
27. 2005-01-14
    soldstatus $27,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 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: $28,772
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$2,347
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$9,018
• Taxable loss: −$9,212
• Est. tax savings @ 24.0%: +$2,211
• After-tax cash flow: $-1,565/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

+1085.2% since first listed

21 events — show timeline

• 2026-03-30 Pending — NAPLESMLS
• 2026-03-26 Price Changed $319,999 NAPLESMLS
• 2026-03-11 Relisted — NAPLESMLS
• 2026-02-23 Pending — NAPLESMLS
• 2026-02-12 Price Changed $329,999 NAPLESMLS
• 2025-12-31 Price Changed $339,999 NAPLESMLS
• 2025-11-17 Listed $344,990 NAPLESMLS
• 2025-06-16 Sold (Public Records) $44,000 Public Records
• 2025-06-13 Sold (MLS) $22,000 FORTMLS
• 2025-05-26 Relisted — FORTMLS
• 2025-05-16 Pending — FORTMLS
• 2023-10-31 Listed $24,000 FORTMLS
• 2020-06-12 Sold (Public Records) $7,000 Public Records
• 2020-05-29 Sold (MLS) $3,500 FORTMLS
• 2020-05-11 Pending — FORTMLS
• 2019-12-16 Price Changed $3,900 FORTMLS
• 2019-11-04 Listed $4,000 FORTMLS
• 2005-03-24 Sold (Public Records) $25,500 Public Records
• 2005-02-21 Sold (MLS) $25,500 FORTMLS
• 2005-02-03 Price Changed $27,900 FORTMLS
• 2005-01-14 Sold (Public Records) $27,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $391 · +10.0% YoY. Source: county tax records.