4002 22nd St SW · Lehigh Acres, FL 33976

$375,000

3 bd · 2.0 ba · 1,815 sqft · Land · 32 Days on market

Built 2025 0.25 ac lot

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

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.2/10.0
• 1% rule +0.5/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. BEAUTIFUL BRAND-NEW CONSTRUCTION! Centrally located in Lehigh Acres!! This home has Over 1,815 square feet. Home features 3 bedrooms plus Den, 2 bathrooms, double car garage, impact windows, impact door, large open lanai. The open floor plan encompasses a spacious living area, kitchen island and dining, Master bedroom complete with a spacious two walk-in closet and a beautifully finished en-suite bathroom includes dual vanities and a walk-in shower. The open-concept layout includes a large kitchen island, perfect for entertaining. The kitchen features quartz countertops, Stainless steel appliances, Soft-close shaker c

Key facts

• Large open lanai
• Quartz countertops
• Impact door

Tags

• BRAND NEW CONSTRUCTION
• IMPACT WINDOWS
• IMPACT DOOR
• LARGE OPEN LANAI
• KITCHEN ISLAND
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Zoning: RS-1; Lot approx. 0.25 acre; Subdivision: Lehigh Acres
• HOA & community: No HOA maintenance or amenities; Non-gated community

Exterior

• Parking: Attached 2-car garage; 2+ parking spaces
• Security: Smoke detectors
• Utilities: Well water; Septic sewer
• Home design: Single family, traditional design; Residential property; One story; Rear exposure facing north
• Construction: Concrete block construction; Built in 2025
• Exterior features: Stucco exterior; Impact resistant windows; Impact resistant doors; Shingle roof; Wooded area view; Regular lot; Public road/access road frontage

Interior

• Kitchen: Island; Pantry; Cooktop (electric); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms plus den; Split bedroom floor plan
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Coffered ceiling; French doors; Pantry; Smoke detectors; Walk-in closet; Open porch/lanai; Unfurnished
• Laundry & utility: Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (44.5% below list).
• Recommended offer: $208k (44.5% 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 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 34% 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 $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($364k) 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 $11k; list at $375k implies a 3309% 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 $208,000 (44.5% 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 32 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.55% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 15.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.55×
• Total profit: $162,680
• Equity at exit: $337,830

10-year hold

• IRR: 17.2%
• Equity multiple: 5.72×
• Total profit: $495,450
• Equity at exit: $728,543

Cash invested: $105,000 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-553

Break-even live

Break-even rent $2,781

Max offer price $277,235

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	0.32mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	0.44mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	14d	1	0.47mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.49mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	0.64mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	23d	1	0.66mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	0.69mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.72mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	0.73mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	0.77mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	0.78mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	10d	1	0.78mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.78mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.79mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.80mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.80mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.81mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.83mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.86mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	23d	1	0.87mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	23d	1	0.88mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	23d	1	0.89mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	23d	1	0.92mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	0.93mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	0.96mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.96mi
4541 21st St SW Lehigh Acres, FL	3.0	2.0	2228	$1,695	$0.76	23d	1	0.96mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	3d	1	0.97mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	3d	1	0.97mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.97mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	23d	1	0.98mi
2202 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,900	$1.48	3d	1	1.08mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	1.09mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	1.14mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	1.15mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	1.16mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	1.16mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	23d	1	1.19mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.20mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	23d	1	1.23mi

Listing history 16 events

1. 2026-04-25
   listed $375,000 Active
2. 2026-04-12
   historical
3. 2026-02-09
   price $384,900
4. 2026-01-08
   listed $399,000 Active
5. 2026-01-05
   historical
6. 2025-11-03
   price $399,900
7. 2025-09-17
   price $419,900
8. 2025-06-24
   listed $424,900 Active
9. 2021-03-03
   soldstatus $11,000
10. 2021-02-17
    soldstatus $11,000 Closed
11. 2021-01-29
    status Pending
12. 2021-01-29
    status Active
13. 2021-01-24
    status Pending
14. 2021-01-23
    listed $9,500 Active
15. 1989-02-01
    soldstatus $5,000
16. 1987-12-01
    soldstatus $2,500

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$2,226/yr (+$186/mo · 251.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $24,960
• − Mortgage interest: −$21,006
• − Property taxes: −$886
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$10,909
• Taxable loss: −$13,710
• Est. tax savings @ 24.0%: +$3,290
• After-tax cash flow: $-3,351/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

+14900.0% since first listed

16 events — show timeline

• 2026-04-25 Listed $375,000 NAPLESMLS
• 2026-04-12 Listing Removed — NAPLESMLS
• 2026-02-09 Price Changed $384,900 NAPLESMLS
• 2026-01-08 Listed $399,000 NAPLESMLS
• 2026-01-05 Listing Removed — NAPLESMLS
• 2025-11-03 Price Changed $399,900 NAPLESMLS
• 2025-09-17 Price Changed $419,900 NAPLESMLS
• 2025-06-24 Listed $424,900 NAPLESMLS
• 2021-03-03 Sold (Public Records) $11,000 Public Records
• 2021-02-17 Sold (MLS) $11,000 FORTMLS
• 2021-01-29 Pending — FORTMLS
• 2021-01-29 Relisted — FORTMLS
• 2021-01-24 Pending — FORTMLS
• 2021-01-23 Listed $9,500 FORTMLS
• 1989-02-01 Sold (Public Records) $5,000 Public Records
• 1987-12-01 Sold (Public Records) $2,500 Public Records

Property tax history

+25.5%/yr

Latest (2025): $886 · +106.5% YoY. Source: county tax records.