4012 10th St SW · Lehigh Acres, FL 33976

$359,900

3 bd · 2.0 ba · 1,989 sqft · Land · 167 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.0/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Prime Vacant Lot in Lehigh Acres — 0.25 Acres Ready to Build! Discover an excellent opportunity to secure a parcel of land in the heart of the desirable Lehigh Acres community. This buildable lot offers: Approximate size: 0.25 acre (˜ 80 × 120 ft) allowing flexible home-design options. Located on 10th Street SW, in the well-known Sunshine neighborhood of Lehigh Acres, offering a peaceful residential setting. Zone: RS-1 (residential single-family) per public records — ideal for a custom home or investment build. Paved road access in one of Southwest Florida’s market-expanding areas.

Key facts

• Walk-in closet
• Large island
• Granite countertops

Tags

• CHEF'S KITCHEN
• OPEN-CONCEPT GREAT ROOM
• LARGE ISLAND
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• SPA-INSPIRED EN-SUITE BATH

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Covered parking (2 spaces)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Open patio/porch; Porch; Screened porch (lanai); Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Pantry; Kitchen island; Breakfast bar; Eat-in kitchen
• Bedrooms: Master bedroom; Bedroom; Bedroom; Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Thermal windows; French doors; Breakfast bar; Entrance foyer; Eat-in kitchen; Kitchen island; Living/dining room; Pantry; Shower only (separate shower); Dual sinks; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $-851 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (42.5% below list).
• Recommended offer: $207k (42.5% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $28k; list at $360k implies a 1209% 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 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,069 (42.5% 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 167 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.14%
• DSCR: 0.55
• GRM: 14.5

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: 16.5%
• Equity multiple: 2.35×
• Total profit: $135,751
• Equity at exit: $324,226

10-year hold

• IRR: 15.3%
• Equity multiple: 5.28×
• Total profit: $431,602
• Equity at exit: $699,207

Cash invested: $100,772 (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: 788
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-851

Break-even live

Break-even rent $3,148

Max offer price $236,709

Occupancy floor —

Sensitivity live

Price	-10% $-603	-5% $-727	+0% $-851	+5% $-976	+10% $-1,100
Rent	-10% $-1,015	-5% $-933	+0% $-851	+5% $-770	+10% $-688
Rate	-1.0pp $-670	-0.5pp $-760	base $-851	+0.5pp $-945	+1.0pp $-1,039

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.26mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.27mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.40mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.46mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.52mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.58mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.58mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	5d	1	0.64mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.67mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.68mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	16d	1	0.69mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	0.75mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	0.76mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	5d	1	0.76mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.81mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	25d	1	0.85mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	25d	1	0.86mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	25d	1	0.90mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.91mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.92mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	0.92mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.92mi
119 Gordon Ave S Lehigh Acres, FL	2.0	1.0	1560	$1,395	$0.89	25d	1	0.94mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.95mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	25d	1	0.96mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	0.98mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	1.05mi
202 Hightower Ave S Lehigh Acres, FL	2.0	2.0	2158	$1,550	$0.72	25d	1	1.09mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	1.10mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	23d	1	1.10mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	23d	1	1.11mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	1.11mi
115 Hightower Ave S Lehigh Acres, FL	3.0	2.0	2376	$1,800	$0.76	23d	1	1.12mi
4541 21st St SW Lehigh Acres, FL	3.0	2.0	2228	$1,695	$0.76	25d	1	1.13mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	5d	1	1.13mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	5d	1	1.13mi
121 Homer Ave S Lehigh Acres, FL	3.0	2.0	2438	$1,800	$0.74	25d	1	1.15mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	1.20mi
4713 13th St SW Lehigh Acres, FL	3.0	2.0	2320	$1,600	$0.69	5d	1	1.20mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	1.22mi

Listing history 21 events

1. 2026-06-22
   days on market $359,900 Active 167 DOM
2. 2026-06-17
   days on market $359,900 Active 163 DOM
3. 2026-06-16
   days on market $359,900 Active 162 DOM
4. 2026-06-15
   days on market $359,900 Active 161 DOM
5. 2026-06-13
   days on market $359,900 Active 159 DOM
6. 2026-06-10
   days on market $359,900 Active 156 DOM
7. 2026-06-09
   days on market $359,900 Active 155 DOM
8. 2026-06-07
   days on market $359,900 Active 153 DOM
9. 2026-06-02
   days on market $359,900 Active 148 DOM
10. 2026-06-01
    days on market $359,900 Active 147 DOM
11. 2026-06-01
    days on market $359,900 Active 146 DOM
12. 2026-01-05
    listed $359,900 Active
13. 2025-12-24
    soldstatus $27,500
14. 2025-12-22
    soldstatus $27,500 Closed 622-char remark

    Show marketing remark (622 chars)

    Prime Vacant Lot in Lehigh Acres — 0.25 Acres Ready to Build! Discover an excellent opportunity to secure a parcel of land in the heart of the desirable Lehigh Acres community. This buildable lot offers: Approximate size: 0.25 acre (˜ 80 × 120 ft) allowing flexible home-design options. Located on 10th Street SW, in the well-known Sunshine neighborhood of Lehigh Acres, offering a peaceful residential setting. Zone: RS-1 (residential single-family) per public records — ideal for a custom home or investment build. Paved road access in one of Southwest Florida’s market-expanding areas.

15. 2025-11-24
    status Pending 622-char remark

    Show marketing remark (622 chars)

    Prime Vacant Lot in Lehigh Acres — 0.25 Acres Ready to Build! Discover an excellent opportunity to secure a parcel of land in the heart of the desirable Lehigh Acres community. This buildable lot offers: Approximate size: 0.25 acre (˜ 80 × 120 ft) allowing flexible home-design options. Located on 10th Street SW, in the well-known Sunshine neighborhood of Lehigh Acres, offering a peaceful residential setting. Zone: RS-1 (residential single-family) per public records — ideal for a custom home or investment build. Paved road access in one of Southwest Florida’s market-expanding areas.

16. 2025-11-03
    listed $30,000 Active 622-char remark

    Show marketing remark (622 chars)

    Prime Vacant Lot in Lehigh Acres — 0.25 Acres Ready to Build! Discover an excellent opportunity to secure a parcel of land in the heart of the desirable Lehigh Acres community. This buildable lot offers: Approximate size: 0.25 acre (˜ 80 × 120 ft) allowing flexible home-design options. Located on 10th Street SW, in the well-known Sunshine neighborhood of Lehigh Acres, offering a peaceful residential setting. Zone: RS-1 (residential single-family) per public records — ideal for a custom home or investment build. Paved road access in one of Southwest Florida’s market-expanding areas.

17. 2022-06-22
    soldstatus $22,600
18. 2022-06-16
    soldstatus $22,600 Closed 27-char remark

    Show marketing remark (27 chars)

    BUYER TO PAY FOR TITLE WORK

19. 2022-05-19
    status Pending 27-char remark

    Show marketing remark (27 chars)

    BUYER TO PAY FOR TITLE WORK

20. 2022-05-05
    listed $22,000 Active 27-char remark

    Show marketing remark (27 chars)

    BUYER TO PAY FOR TITLE WORK

21. 2005-04-13
    soldstatus $22,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 33 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: $24,848
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$10,470
• Taxable loss: −$16,955
• Est. tax savings @ 24.0%: +$4,069
• After-tax cash flow: $-6,147/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

+1499.6% since first listed

10 events — show timeline

• 2026-01-05 Listed $359,900 FORTMLS
• 2025-12-24 Sold (Public Records) $27,500 Public Records
• 2025-12-22 Sold (MLS) $27,500 FORTMLS
• 2025-11-24 Pending — FORTMLS
• 2025-11-03 Listed $30,000 FORTMLS
• 2022-06-22 Sold (Public Records) $22,600 Public Records
• 2022-06-16 Sold (MLS) $22,600 FORTMLS
• 2022-05-19 Pending — FORTMLS
• 2022-05-05 Listed $22,000 FORTMLS
• 2005-04-13 Sold (Public Records) $22,500 Public Records

Property tax history

+19.2%/yr

Latest (2025): $498 · +10.2% YoY. Source: county tax records.