3014 38th St SW · Lehigh Acres, FL 33976

$329,900

4 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 19 Days on market

Built 2023 0.25 ac lot Est $388k · 15% under

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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).

• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Spacious 4 bedrooms plus a den and 2 full bathrooms, offering over 1,800 sq. ft. of living space with a smart layout. This home provides plenty of room for family, work, and relaxation. Conveniently located with easy access to SR-82, I-75, and Daniels Parkway, making commutes to Fort Myers, shopping, dining, and the beaches simple and convenient. A fantastic opportunity to own a home in one of the fastest-growing areas of Southwest Florida.

Key facts

• Smart layout
• Convenient location
• Easy access to i-75

Tags

• SMART LAYOUT
• EASY ACCESS TO SR-82
• EASY ACCESS TO I-75
• EASY ACCESS TO DANIELS PARKWAY
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Parking: Paved parking; Attached 3-car garage
• Utilities: Well water; Septic system; Cable available
• Home design: Residential single-family home; 1 story / ranch; Rear exposure facing south; Located in Lehigh Acres development
• Construction: Concrete block construction; Built in 2023
• Exterior features: Shingle roof; Sliding windows; Shutters; Stucco exterior; Paved road access; Landscaped area view; Regular lot

Interior

• Kitchen: Cooktop (electric); Dishwasher; Microwave; Refrigerator/freezer
• Bedrooms: 4 bedrooms plus a den
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with combined tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Closet cabinets; Walk-in closet; Eat-in kitchen; Den (study); Guest room; Laundry in residence; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer; Dryer; Auto garage door; Smoke detector

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (31.6% below list).
• Recommended offer: $226k (31.6% 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 18d 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 37% 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 19 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $14k; list at $330k implies a 2256% 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 $225,711 (31.6% 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. 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: 0.68% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $388,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 33rd St SW	0.38mi	4/2.0	1,828 (+1%)	12mo	$353,240	$193	70
3217 38th St SW	0.52mi	4/2.0	1,824 (+1%)	12mo	$330,000	$181	64
4609 Inez Ave S	0.60mi	3/2.0 (-1)	1,785 (-1%)	2mo	$480,000	$269	64
2710 42nd St SW	0.49mi	4/2.0	1,828 (+1%)	15mo	$340,640	$186	63
2907 44th St SW	0.43mi	3/2.0 (-1)	1,852 (+3%)	12mo	$230,000	$124	61
2805 39th St SW	0.38mi	3/2.0 (-1)	1,719 (-5%)	14mo	$398,000	$232	58
2916 41st St SW	0.20mi	3/2.0 (-1)	1,600 (-11%)	12mo	$364,900	$228	57
4304 Loraine Ave S	0.38mi	3/2.0 (-1)	1,647 (-9%)	11mo	$345,000	$209	53
2600 38th St SW	0.64mi	3/2.0 (-1)	1,629 (-10%)	0mo	$350,000	$215	49
3104 42nd St SW	0.37mi	3/2.0 (-1)	1,551 (-14%)	14mo	$295,000	$190	43
2906 29th St SW	0.59mi	3/2.0 (-1)	1,538 (-15%)	2mo	$335,000	$218	41
3310 33rd St SW	0.71mi	3/2.0 (-1)	1,629 (-10%)	14mo	$379,900	$233	34

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: 19.8%
• Equity multiple: 2.60×
• Total profit: $147,365
• Equity at exit: $297,200

10-year hold

• IRR: 17.6%
• Equity multiple: 5.79×
• Total profit: $442,260
• Equity at exit: $640,923

Cash invested: $92,372 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$319 /mo · $3,824/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-403

Break-even live

Break-even rent $2,767

Max offer price $258,703

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-310	+0% $-403	+5% $-496	+10% $-590
Rent	-10% $-581	-5% $-492	+0% $-403	+5% $-314	+10% $-225
Rate	-1.0pp $-237	-0.5pp $-319	base $-403	+0.5pp $-489	+1.0pp $-575

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.09mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.17mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.26mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	4d	1	0.26mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.34mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	18d	1	0.34mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.46mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.46mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.67mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	5d	1	0.68mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.68mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.69mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	0.70mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.71mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	16d	1	0.71mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	0.71mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.72mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.72mi
4601 Elva Ave S Lehigh Acres, FL	4.0	3.0	2362	$2,500	$1.06	23d	1	0.73mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.74mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.74mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.80mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.80mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.81mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	5d	1	0.85mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.86mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	0.89mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.90mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.93mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.94mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.94mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.98mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	18d	1	0.98mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	1.04mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	1.06mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	1.07mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	1.09mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	1.12mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	1.14mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	18d	1	1.15mi

Listing history 12 events

1. 2026-06-22
   pricedays on market $329,900 Active 19 DOM
2. 2026-06-18
   days on market $334,900 Active 16 DOM
3. 2026-06-17
   days on market $334,900 Active 15 DOM
4. 2026-06-16
   days on market $334,900 Active 14 DOM
5. 2026-06-15
   days on market $334,900 Active 13 DOM
6. 2026-06-13
   days on market $334,900 Active 11 DOM
7. 2026-06-10
   days on market $334,900 Active 8 DOM
8. 2026-06-09
   days on market $334,900 Active 7 DOM
9. 2026-06-08
   days on market $334,900 Active 6 DOM
10. 2026-06-07
    days on market $334,900 Active 5 DOM
11. 2026-06-03
    remarks 518-char remark
12. 2026-06-03
    listed $334,900 Active 1 DOM

ⓘ 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: $3,824 · $319/mo
• Projected year-2 tax: $3,824 · $319/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 4/10 Moderate
• 🌡 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: $27,085
• − Mortgage interest: −$18,480
• − Property taxes: −$3,824
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$9,597
• Taxable loss: −$10,798
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-2,245/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

+2292.1% since first listed

6 events — show timeline

• 2026-06-02 Listed $334,900 NAPLESMLS
• 2026-02-02 Listing Removed — NAPLESMLS
• 2025-09-15 Listed $375,000 NAPLESMLS
• 2023-12-31 Listing Removed — NAPLESMLS
• 2023-08-30 Listed $368,900 NAPLESMLS
• 2004-09-09 Sold (Public Records) $14,000 Public Records

Property tax history

+43.3%/yr

Latest (2025): $3,824 · +17.6% YoY. Source: county tax records.