3304 69th St W · Lehigh Acres, FL 33971

$275,000

3 bd · 2.0 ba · 1,427 sqft · Land · 67 Days on market

Built 2026 0.25 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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-New Construction Home in Lehigh Acres Offering Incredible Value for the Space. Looking for more space without breaking the budget. This brand-new 3 bedroom, 2 bathroom home delivers exceptional value with a thoughtfully designed open concept layout that combines comfort, style, and affordability. It is an ideal choice for first-time homebuyers, growing families, or anyone looking to own a modern home at an accessible price point. From the moment you walk in, you will appreciate the bright open living and dining areas that flow seamlessly into the kitchen, creating a functional layout perfect for everyday living and entertaining. The modern kitchen features a large center island, sleek

Key facts

• Large center island
• Spacious backyard
• Walk-in closet

Tags

• OPEN CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE CENTER ISLAND
• SPACIOUS BACKYARD
• SPLIT BEDROOM FLOOR PLAN
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; Entry level 1; New construction; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security / high-impact doors; Rectangular lot; Publicly maintained road; Property has a view; North exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dual sinks; Kitchen island; Open living/dining area; Pantry; Shower only (separate shower); Display windows; Impact glass; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.8% below list).
• Recommended offer: $199k (27.8% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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 $8k 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 67 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $275k implies a 1179% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,678 (27.8% 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 67 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.5

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: -28.5%
• Equity multiple: 0.07×
• Total profit: $-71,430
• Equity at exit: $41,003

10-year hold

• IRR: -45.0%
• Equity multiple: -0.45×
• Total profit: $-111,718
• Equity at exit: $23,777

Cash invested: $77,000 (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: 1347
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-331

Break-even live

Break-even rent $2,406

Max offer price $227,117

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-236	+0% $-331	+5% $-426	+10% $-521
Rent	-10% $-488	-5% $-409	+0% $-331	+5% $-252	+10% $-174
Rate	-1.0pp $-192	-0.5pp $-261	base $-331	+0.5pp $-402	+1.0pp $-475

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	16d	1	0.04mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	0.16mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	0.18mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.27mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	0.27mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	25d	1	0.28mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	17d	1	0.37mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	5d	1	0.37mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	0.46mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	0.54mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.55mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	25d	1	0.56mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.57mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.57mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	0.64mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	0.65mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	0.65mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.66mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	5d	1	0.66mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	0.73mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	13d	1	0.74mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	0.78mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	23d	1	0.81mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	5d	1	0.84mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	3d	1	0.86mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	0.86mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	23d	1	0.91mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	0.91mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	0.92mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.92mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	0.93mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	5d	1	0.98mi
6064 Laurelwood Dr Fort Myers, FL	3.0	2.0	1200	$1,550	$1.29	3d	1	1.04mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	3d	1	1.05mi
6151 Hershey Ave Fort Myers, FL	3.0	2.0	1616	$2,100	$1.30	25d	1	1.06mi
14680 Portico Blvd Fort Myers, FL	3.0	3.0	1850	$6,000	$3.24	25d	1	1.20mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	15d	1	1.21mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	16d	1	1.21mi
15423 Cemetery Rd Fort Myers, FL	3.0	2.0	1127	$1,495	$1.33	4d	1	1.24mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	3d	1	1.26mi

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-04-22
   price $275,000
3. 2026-03-16
   price $280,000
4. 2026-03-08
   listed $285,000 Active
5. 2025-01-15
   soldstatus $21,500

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $23,841
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$8,000
• Taxable loss: −$8,878
• Est. tax savings @ 24.0%: +$2,131
• After-tax cash flow: $-1,840/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

+1179.1% since first listed

5 events — show timeline

• 2026-05-14 Pending — FORTMLS
• 2026-04-22 Price Changed $275,000 FORTMLS
• 2026-03-16 Price Changed $280,000 FORTMLS
• 2026-03-08 Listed $285,000 FORTMLS
• 2025-01-15 Sold (Public Records) $21,500 Public Records

Property tax history

+17.8%/yr

Latest (2025): $386 · +10.0% YoY. Source: county tax records.