3510 5th St SW · Lehigh Acres, FL 33976

$329,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 26 Days on market

Built 2016 0.25 ac lot Est $338k · at est.

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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 +8.6/15.0
• Cash flow +6.6/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +0.9/10.0

Listing remarks

Beautifully designed 2-story single-family home with an updated kitchen. Modern kitchen with an island. Big master bed

Key facts

• Updated kitchen
• Modern kitchen
• Island

Tags

• UPDATED KITCHEN
• MODERN KITCHEN
• ISLAND

Property features AI

Finance

• Other: Lot about 0.25 acre (approx. 80 x 136); Zoned RS-1

Exterior

• Parking: Attached garage (1 space); Carport (1 space)
• Utilities: Public water; Private sewer; Other utilities
• Home design: Single family residence; Residential property; One story (two levels listed); East-facing
• Construction: Shingle roof; Other construction materials; Other foundation details; Building area reported as 3,498 total
• Exterior features: Balcony; Concrete road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (34.2% below list).
• Recommended offer: $217k (34.2% 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 20d 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 36% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y 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 $30k; list at $329k implies a 997% 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 $216,542 (34.2% 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. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $337,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3503 7th St SW	0.17mi	3/2.0 (-1)	1,536 (+2%)	17mo	$365,000	$238	69
3311 5th St SW	0.32mi	3/2.0 (-1)	1,452 (-3%)	7mo	$339,900	$234	69
3508 12th St SW	0.43mi	4/2.0	1,600 (+7%)	2mo	$290,000	$181	67
3621 1st St SW	0.32mi	3/2.0 (-1)	1,536 (+2%)	15mo	$360,000	$234	64
3218 4th St SW	0.43mi	4/3.0	1,585 (+6%)	7mo	$360,000	$227	61
3206 14th St SW	0.70mi	3/2.0 (-1)	1,554 (+4%)	1mo	$349,900	$225	56
3418 14th St SW	0.55mi	3/2.0 (-1)	1,630 (+9%)	1mo	$314,998	$193	54
3400 12th St SW	0.45mi	4/2.0	1,426 (-5%)	21mo	$322,900	$226	53
3503 14th St SW	0.58mi	4/2.0	1,426 (-5%)	14mo	$303,160	$213	53
3215 13th St SW	0.64mi	3/2.0 (-1)	1,392 (-7%)	3mo	$249,900	$180	51
3413 15th St SW	0.65mi	3/2.0 (-1)	1,630 (+9%)	4mo	$310,000	$190	47
54 Brian Ave S	0.72mi	3/2.0 (-1)	1,604 (+7%)	11mo	$330,000	$206	41

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: 18.6%
• Equity multiple: 2.51×
• Total profit: $138,718
• Equity at exit: $296,389

10-year hold

• IRR: 16.8%
• Equity multiple: 5.60×
• Total profit: $424,013
• Equity at exit: $639,175

Cash invested: $92,120 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,165 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$384 /mo · $4,611/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-536

Break-even live

Break-even rent $2,844

Max offer price $234,323

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.12mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.20mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.22mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.23mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.31mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.34mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.34mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.36mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.41mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	0.42mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.52mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.53mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.63mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.64mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.65mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	0.65mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.74mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.81mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.82mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	0.86mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	24d	1	0.86mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.89mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.90mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.91mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	3d	1	0.93mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.95mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	0.96mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	10d	1	0.97mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	24d	1	0.98mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	1.00mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	1.01mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	1.03mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.05mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	1.06mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.10mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.11mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	1.14mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	1.18mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	1.19mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	24d	1	1.19mi

Listing history 50 events

1. 2026-06-17
   days on market $329,000 Active 26 DOM
2. 2026-06-16
   days on market $329,000 Active 25 DOM
3. 2026-06-15
   days on market $329,000 Active 24 DOM
4. 2026-06-13
   days on market $329,000 Active 22 DOM
5. 2026-06-10
   days on market $329,000 Active 19 DOM
6. 2026-06-09
   days on market $329,000 Active 18 DOM
7. 2026-06-08
   days on market $329,000 Active 17 DOM
8. 2026-06-07
   days on market $329,000 Active 16 DOM
9. 2026-06-03
   days on market $329,000 Active 12 DOM
10. 2026-06-02
    days on market $329,000 Active 11 DOM
11. 2026-06-01
    days on market $329,000 Active 10 DOM
12. 2026-05-31
    days on market $329,000 Active 9 DOM
13. 2026-05-22
    listed $329,000 Active
14. 2025-11-08
    historical
15. 2025-10-25
    historical $2,000
16. 2025-09-25
    listed $2,000
17. 2025-09-09
    historical $2,000
18. 2025-09-01
    price $319,900
19. 2025-09-01
    historical
20. 2025-08-13
    listed $329,900 Active
21. 2025-08-12
    price $2,000
22. 2025-08-07
    listed $2,200
23. 2025-08-01
    price $329,900
24. 2025-05-05
    price $339,900
25. 2025-03-01
    listed $345,000 Active
26. 2025-02-13
    historical
27. 2025-02-08
    historical
28. 2025-01-27
    price $352,000
29. 2024-08-16
    price $359,000
30. 2024-07-15
    price $369,000
31. 2024-06-20
    listed $379,000 Active
32. 2024-06-20
    listed $359,000 Active
33. 2023-04-12
    price $369,000
34. 2023-03-10
    listed $389,000 Active
35. 2019-06-01
    historical
36. 2019-01-02
    listed $176,999
37. 2018-10-05
    historical
38. 2018-09-02
    price $179,900
39. 2018-08-07
    listed $184,900 Active
40. 2018-07-30
    historical
41. 2018-05-16
    listed $189,900 Active
42. 2018-04-25
    historical
43. 2018-04-18
    price $175,900
44. 2018-01-21
    price $175,990
45. 2018-01-08
    price $177,990
46. 2017-12-14
    price $177,999
47. 2017-10-19
    listed $179,900 Active
48. 2017-10-12
    historical
49. 2017-08-25
    listed $179,900 Active
50. 2017-08-08
    historical

ⓘ 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: $4,611 · $384/mo
• Projected year-2 tax: $4,611 · $384/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $25,985
• − Mortgage interest: −$18,429
• − Property taxes: −$4,611
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$9,571
• Taxable loss: −$12,428
• Est. tax savings @ 24.0%: +$2,983
• After-tax cash flow: $-3,449/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

-62.8% since first listed

44 events — show timeline

• 2026-05-22 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Listing Removed — FORTMLS
• 2025-10-25 Rental Removed $2,000 NAPLESMLS
• 2025-09-25 Listed for Rent $2,000 NAPLESMLS
• 2025-09-09 Rental Removed $2,000 FORTMLS
• 2025-09-01 Price Changed $319,900 FORTMLS
• 2025-09-01 Listing Removed — MARMLS
• 2025-08-13 Listed $329,900 MARMLS
• 2025-08-12 Price Changed $2,000 FORTMLS
• 2025-08-07 Listed for Rent $2,200 FORTMLS
• 2025-08-01 Price Changed $329,900 FORTMLS
• 2025-05-05 Price Changed $339,900 FORTMLS
• 2025-03-01 Listed $345,000 FORTMLS
• 2025-02-13 Listing Removed — MARMLS
• 2025-02-08 Listing Removed — FORTMLS
• 2025-01-27 Price Changed $352,000 FORTMLS
• 2024-08-16 Price Changed $359,000 FORTMLS
• 2024-07-15 Price Changed $369,000 FORTMLS
• 2024-06-20 Listed $359,000 MARMLS
• 2024-06-20 Listed $379,000 FORTMLS
• 2023-04-12 Price Changed $369,000 MARMLS
• 2023-03-10 Listed $389,000 MARMLS
• 2019-06-01 Listing Removed — MARMLS
• 2019-01-02 Listed $176,999 MARMLS
• 2018-10-05 Listing Removed — FORTMLS
• 2018-09-02 Price Changed $179,900 FORTMLS
• 2018-08-07 Listed $184,900 FORTMLS
• 2018-07-30 Listing Removed — FORTMLS
• 2018-05-16 Listed $189,900 FORTMLS
• 2018-04-25 Listing Removed — FORTMLS
• 2018-04-18 Price Changed $175,900 FORTMLS
• 2018-01-21 Price Changed $175,990 FORTMLS
• 2018-01-08 Price Changed $177,990 FORTMLS
• 2017-12-14 Price Changed $177,999 FORTMLS
• 2017-10-19 Listed $179,900 FORTMLS
• 2017-10-12 Listing Removed — FORTMLS
• 2017-08-25 Listed $179,900 FORTMLS
• 2017-08-08 Listing Removed — FORTMLS
• 2017-05-23 Price Changed $189,900 FORTMLS
• 2017-03-28 Listed $194,900 FORTMLS
• 2014-07-18 Sold (Public Records) $30,000 Public Records
• 2013-05-17 Sold (Public Records) $28,000 Public Records
• 2012-09-04 Sold (Public Records) $359,200 Public Records
• 2012-08-29 Sold (Public Records) $884,900 Public Records

Property tax history

+45.8%/yr

Latest (2025): $4,611 · +27.1% YoY. Source: county tax records.