2706 9th St SW · Lehigh Acres, FL 33976

$355,000

4 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 55 Days on market

Built 2024 0.25 ac lot Est $357k · 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 +7.8/15.0
• Cash flow +7.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.4/10.0
• DSCR +1.4/10.0

Listing remarks

Welcome to this beautifully built 2024 ranch-style home offering modern comfort, space, and privacy on a generous 10,892 sqft fully fenced lot tucked away on a quiet private street in Lehigh Acres. Boasting 1,805 sqft under air, this 4-bedroom + den, 2-bath home with a 3-car garage features an inviting open-concept layout with spacious living and dining areas, a large breakfast island, abundant cabinetry, and plenty of prep space for cooking and entertaining. The versatile den/office is perfect for working from home, a playroom, or flex space. Enjoy peace of mind with a whole-house reverse osmosis water treatment system and relax year-round on the spacious screened back porch overlooking th

Key facts

• Ranch style home
• Quiet private street
• Fully fenced lot

Tags

• RANCH STYLE HOME
• FULLY FENCED LOT
• QUIET PRIVATE STREET
• OPEN CONCEPT LAYOUT
• LARGE BREAKFAST ISLAND
• SPACIOUS SCREENED BACK PORCH

Property features AI

Finance

• Other: Lot is rectangular with public maintained road access; Lot dimensions approx. 80 x 137; Zoning: RS-1; Irrigation from well
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 3-car garage; Driveway parking; Paved parking
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Entry level: 1; Faces south; Resale property
• Construction: Built with block and concrete; Shingle roof
• Exterior features: Fenced yard; Patio; Lanai; Screened porch; Porch; Shutters (manual); North exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen island; Pantry; Water purifier (reverse osmosis)
• Bedrooms: Bedroom located on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Family/dining room; Living/dining room; Kitchen island; Pantry; Shower only with separate shower; Walk-in closets; Window treatments; Split bedroom layout; Single-hung windows
• Laundry & utility: Inside laundry; Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (35.6% below list).
• Recommended offer: $229k (35.6% 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 soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $355k implies a 1551% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,742 (35.6% 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 55 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $357,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2813 10th St SW	0.23mi	4/2.0	1,824 (+1%)	16mo	$335,000	$184	74
2618 4th St SW	0.36mi	4/2.0	1,715 (-5%)	7mo	$375,000	$219	69
2808 9th St SW	0.18mi	3/2.0 (-1)	1,931 (+7%)	15mo	$340,000	$176	63
209 Punta Alta Ct	0.67mi	4/2.0	1,860 (+3%)	3mo	$240,000	$129	62
1514 Markdale St E	0.65mi	3/2.0 (-1)	1,706 (-6%)	2mo	$194,900	$114	54
2618 15th St SW	0.37mi	3/2.0 (-1)	1,682 (-7%)	15mo	$355,000	$211	53
3000 3rd St SW	0.60mi	3/2.0 (-1)	1,630 (-10%)	1mo	$309,998	$190	50
2721 1st St W	0.57mi	3/2.0 (-1)	1,630 (-10%)	8mo	$322,998	$198	45
2902 17th St SW	0.56mi	4/3.0	1,583 (-12%)	12mo	$350,000	$221	39
2906 18th St SW	0.64mi	3/2.0 (-1)	1,536 (-15%)	4mo	$340,000	$221	38
1400 Alwynne Dr	0.62mi	3/2.0 (-1)	1,534 (-15%)	13mo	$300,000	$196	30
2500 19th St SW	0.71mi	3/2.0 (-1)	1,536 (-15%)	16mo	$355,000	$231	24

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: 19.5%
• Equity multiple: 2.57×
• Total profit: $156,224
• Equity at exit: $319,812

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $471,775
• Equity at exit: $689,687

Cash invested: $99,400 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-476

Break-even live

Break-even rent $2,891

Max offer price $270,834

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-376	+0% $-476	+5% $-577	+10% $-677
Rent	-10% $-657	-5% $-567	+0% $-476	+5% $-386	+10% $-296
Rate	-1.0pp $-298	-0.5pp $-386	base $-476	+0.5pp $-568	+1.0pp $-662

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	0.36mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.38mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.43mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.51mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	21d	1	0.67mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.70mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.91mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.92mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	0.95mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.95mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.98mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.99mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.02mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	25d	1	1.06mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	1.06mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	3d	1	1.08mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	1.08mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.09mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	1.10mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	25d	1	1.10mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	1.10mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	25d	1	1.10mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	25d	1	1.12mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	1.13mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	1.15mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	5d	1	1.16mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	25d	1	1.18mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	23d	1	1.19mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	25d	1	1.19mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	1.23mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.24mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.25mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	1.25mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	1.25mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	1.29mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.30mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	1.31mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	1.34mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	1.34mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	5d	1	1.34mi

Listing history 18 events

1. 2026-06-22
   days on market $355,000 Active 55 DOM
2. 2026-06-17
   days on market $355,000 Active 51 DOM
3. 2026-06-16
   days on market $355,000 Active 50 DOM
4. 2026-06-15
   days on market $355,000 Active 49 DOM
5. 2026-06-13
   days on market $355,000 Active 47 DOM
6. 2026-06-10
   days on market $355,000 Active 44 DOM
7. 2026-06-09
   days on market $355,000 Active 43 DOM
8. 2026-06-08
   pricedays on market $355,000 Active 42 DOM
9. 2026-06-07
   days on market $365,000 Active 41 DOM
10. 2026-06-03
    days on market $365,000 Active 37 DOM
11. 2026-06-02
    days on market $365,000 Active 36 DOM
12. 2026-06-01
    days on market $365,000 Active 35 DOM
13. 2026-05-31
    days on market $365,000 Active 34 DOM
14. 2026-05-19
    price $365,000
15. 2026-04-26
    listed $370,000 Active
16. 2023-09-26
    soldstatus $21,500
17. 2004-07-19
    soldstatus $14,900
18. 2003-09-08
    soldstatus $15,000

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $3,287 · $274/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $27,449
• − Mortgage interest: −$19,886
• − Property taxes: −$3,287
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$10,327
• Taxable loss: −$12,218
• Est. tax savings @ 24.0%: +$2,932
• After-tax cash flow: $-2,785/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

+2333.3% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $365,000 FORTMLS
• 2026-04-26 Listed $370,000 FORTMLS
• 2023-09-26 Sold (Public Records) $21,500 Public Records
• 2004-07-19 Sold (Public Records) $14,900 Public Records
• 2003-09-08 Sold (Public Records) $15,000 Public Records

Property tax history

+41.9%/yr

Latest (2025): $3,287 · +601.9% YoY. Source: county tax records.