3126 70th St W · Lehigh Acres, FL 33976

$304,375

3 bd · 2.0 ba · 1,328 sqft · Land · 55 Days on market

Built 2026 0.25 ac lot ↓ 11% since listing

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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 +6.5/30.0
• 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 +0.8/10.0

Listing remarks MLS

Welcome to the Archer II, a single-story home. This NEW home offers 3 bedrooms, 2 bathrooms, and an open-concept kitchen, dining, and great room leading to a brick paver patio. The primary master suite includes a walk-in closet and private bath with walk-in shower, while the other two bedrooms share a second bathroom. Other features include a laundry room, with washer and dryer hook up, Ceramic tile 6"x 24" plank flooring throughout and the latest in Smart Home technology. Plus, this property also offers Impact resistance windows and doors, to protect you from hurricane winds. Your homesite comes fully sodded with automatic sprinkler system. Enjoy your all-New Home warranties. These homes move quickly, so don't miss out!

Key facts

• Open-concept kitchen
• Brick paver patio
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• BRICK PAVER PATIO
• WALK-IN CLOSET
• PRIVATE BATH
• WALK-IN SHOWER
• LAUNDRY ROOM

Property features AI

Finance

• Other: Lot is oversized with developer-provided dimensions; Lot irrigation: well; Landscaped area view
• Financial info: Taxes listed for 2025 (new construction)
• HOA & community: No HOA maintenance or amenities listed; Community type: Non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Well water with filter and softener; Septic sewer; Cable available
• Home design: Single-family residence; 1 story (ranch); New construction (2026); Rear exposure: North
• Construction: Concrete block construction; Shingle roof; Built in 2026
• Exterior features: Room for pool; Sprinkler system (auto); Impact resistant windows and doors; Stucco exterior

Interior

• Kitchen: Pantry; Dishwasher; Range; Microwave; Refrigerator/icemaker; Self-cleaning oven; Breakfast bar; Dining in living area
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Pantry; Smoke detectors; Walk-in closet; Great room; Open porch/lanai; Home automation; Water treatment (owned)
• Laundry & utility: Laundry in residence; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $304k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (33.7% below list).
• Recommended offer: $202k (33.7% 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 16d 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 33% 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k 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 ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $201,736 (33.7% 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 34% 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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.18%
• DSCR: 0.68
• GRM: 12.6

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: 18.5%
• Equity multiple: 2.50×
• Total profit: $127,423
• Equity at exit: $274,205

10-year hold

• IRR: 16.7%
• Equity multiple: 5.58×
• Total profit: $390,245
• Equity at exit: $591,334

Cash invested: $85,225 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,596
• Tax est. 1.5%: −$380 /mo · $4,566/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-510

Break-even live

Break-even rent $2,663

Max offer price $230,613

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: $76,094
• Closing costs: $9,131
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	3d	1	0.12mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	14d	1	0.22mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	0.23mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	23d	1	0.30mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.31mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	3d	1	0.42mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	0.42mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	3d	1	0.43mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	0.45mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.50mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	0.52mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.53mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.55mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	0.57mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.58mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	3d	1	0.59mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	23d	1	0.69mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.69mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.72mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	0.72mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.80mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.83mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.83mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	0.85mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	3d	1	0.88mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	11d	1	0.89mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.90mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	0.94mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.98mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	0.99mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	1.00mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	21d	1	1.06mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	23d	1	1.07mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	1.14mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	1.16mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	1.21mi
6151 Hershey Ave Fort Myers, FL	3.0	2.0	1616	$2,100	$1.30	23d	1	1.28mi
6064 Laurelwood Dr Fort Myers, FL	3.0	2.0	1200	$1,550	$1.29	2d	1	1.29mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	1.30mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.31mi

Listing history 15 events

1. 2026-06-17
   days on market $304,375 Active 55 DOM
2. 2026-06-16
   days on market $304,375 Active 54 DOM
3. 2026-06-15
   days on market $304,375 Active 53 DOM
4. 2026-06-13
   days on market $304,375 Active 51 DOM
5. 2026-06-10
   days on market $304,375 Active 48 DOM
6. 2026-06-09
   days on market $304,375 Active 47 DOM
7. 2026-06-08
   days on market $304,375 Active 46 DOM
8. 2026-06-07
   days on market $304,375 Active 45 DOM
9. 2026-06-03
   days on market $304,375 Active 41 DOM
10. 2026-06-02
    days on market $304,375 Active 40 DOM
11. 2026-06-01
    days on market $304,375 Active 39 DOM
12. 2026-05-31
    days on market $304,375 Active 38 DOM
13. 2026-04-24
    listed $304,375 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome to the Archer II, a single-story home. This NEW home offers 3 bedrooms, 2 bathrooms, and an open-concept kitchen, dining, and great room leading to a brick paver patio. The primary master suite includes a walk-in closet and private bath with walk-in shower, while the other two bedrooms share a second bathroom. Other features include a laundry room, with washer and dryer hook up, Ceramic tile 6"x 24" plank flooring throughout and the latest in Smart Home technology. Plus, this property also offers Impact resistance windows and doors, to protect you from hurricane winds. Your homesite comes fully sodded with automatic sprinkler system. Enjoy your all-New Home warranties. These homes move quickly, so don't miss out!

14. 2026-04-23
    listed $304,375 Active
15. 2026-01-16
    soldstatus $343,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $24,208
• − Mortgage interest: −$17,050
• − Property taxes: −$4,566
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$8,855
• Taxable loss: −$11,657
• Est. tax savings @ 24.0%: +$2,798
• After-tax cash flow: $-3,319/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

-11.3% since first listed

3 events — show timeline

• 2026-04-24 Listed $304,375 Zillow
• 2026-04-23 Listed $304,375 NAPLESMLS
• 2026-01-16 Sold (Public Records) $343,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $414 · +9.8% YoY. Source: county tax records.