4018 10th St SW · Lehigh Acres, FL 33976

$340,000

4 bd · 3.0 ba · 1,452 sqft · Land · 46 Days on market

Built 2026 0.25 ac lot

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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 +5.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Don’t miss this fantastic opportunity to build your dream home or invest in a growing area! Located at 4018 10th St SW, this oversized corner lot offers added space and flexibility for your future plans. Situated in a quiet residential neighborhood with new construction nearby, this property provides easy access to main roads, schools, shopping, and more. Whether you're looking to build now or hold as an investment, this lot is full of potential!

Key facts

• Paver driveway
• Private area
• Independent bathroom

Tags

• PRIVATE AREA
• SEPARATE LIVING SPACE
• INDEPENDENT BATHROOM
• PAVER DRIVEWAY
• INSTALLED IRRIGATION SYSTEM
• CERAMIC TILE FLOORING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community is non-gated; Association offers guest suites; No association fee listed

Exterior

• Utilities: Well water; Septic tank sewer; Cable available
• Home design: One-story property; New construction; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Apartment on the property; Oversized lot; Lot exposures facing north

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Eat-in kitchen; Separate shower; Shower only
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-700 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (38.6% below list).
• Recommended offer: $209k (38.6% 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 25d 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($330k) 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 $34k; list at $340k implies a 915% 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,869 (38.6% 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 46 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 13.6

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: 17.4%
• Equity multiple: 2.41×
• Total profit: $134,526
• Equity at exit: $306,299

10-year hold

• IRR: 15.9%
• Equity multiple: 5.41×
• Total profit: $420,298
• Equity at exit: $660,545

Cash invested: $95,200 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-700

Break-even live

Break-even rent $2,974

Max offer price $238,767

Occupancy floor —

Sensitivity live

Price	-10% $-465	-5% $-582	+0% $-700	+5% $-817	+10% $-935
Rent	-10% $-865	-5% $-782	+0% $-700	+5% $-617	+10% $-535
Rate	-1.0pp $-528	-0.5pp $-613	base $-700	+0.5pp $-788	+1.0pp $-877

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.19mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.30mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.31mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.34mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.52mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.58mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	0.60mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.63mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.64mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.66mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	21d	1	0.68mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	23d	1	0.69mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	0.70mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.72mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	5d	1	0.72mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.73mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	25d	1	0.73mi
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	0.77mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.78mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	12d	1	0.79mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.79mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	25d	1	0.79mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.80mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.80mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	17d	1	0.85mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	25d	1	0.85mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.85mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.87mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	21d	1	0.88mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	25d	1	0.89mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	25d	1	0.90mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.91mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	25d	1	0.91mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	25d	1	0.91mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	0.94mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	25d	1	0.96mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	5d	1	0.96mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	25d	1	0.96mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.96mi

Listing history 22 events

1. 2026-06-22
   days on market $340,000 Active 46 DOM
2. 2026-06-17
   days on market $340,000 Active 42 DOM
3. 2026-06-16
   days on market $340,000 Active 41 DOM
4. 2026-06-15
   days on market $340,000 Active 40 DOM
5. 2026-06-13
   days on market $340,000 Active 38 DOM
6. 2026-06-10
   days on market $340,000 Active 35 DOM
7. 2026-06-09
   days on market $340,000 Active 34 DOM
8. 2026-06-08
   days on market $340,000 Active 33 DOM
9. 2026-06-07
   days on market $340,000 Active 32 DOM
10. 2026-06-03
    days on market $340,000 Active 28 DOM
11. 2026-06-02
    days on market $340,000 Active 27 DOM
12. 2026-06-01
    days on market $340,000 Active 26 DOM
13. 2026-05-31
    days on market $340,000 Active 25 DOM
14. 2026-04-20
    listed $340,000 Active
15. 2025-08-19
    soldstatus $33,500
16. 2025-08-18
    soldstatus $33,500 Closed 456-char remark

    Show marketing remark (456 chars)

    Don’t miss this fantastic opportunity to build your dream home or invest in a growing area! Located at 4018 10th St SW, this oversized corner lot offers added space and flexibility for your future plans. Situated in a quiet residential neighborhood with new construction nearby, this property provides easy access to main roads, schools, shopping, and more. Whether you're looking to build now or hold as an investment, this lot is full of potential!

17. 2025-08-02
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Don’t miss this fantastic opportunity to build your dream home or invest in a growing area! Located at 4018 10th St SW, this oversized corner lot offers added space and flexibility for your future plans. Situated in a quiet residential neighborhood with new construction nearby, this property provides easy access to main roads, schools, shopping, and more. Whether you're looking to build now or hold as an investment, this lot is full of potential!

18. 2025-06-13
    listed $34,990 Active 456-char remark

    Show marketing remark (456 chars)

    Don’t miss this fantastic opportunity to build your dream home or invest in a growing area! Located at 4018 10th St SW, this oversized corner lot offers added space and flexibility for your future plans. Situated in a quiet residential neighborhood with new construction nearby, this property provides easy access to main roads, schools, shopping, and more. Whether you're looking to build now or hold as an investment, this lot is full of potential!

19. 2022-02-11
    soldstatus $17,000
20. 2022-02-10
    soldstatus $17,000 Closed 112-char remark

    Show marketing remark (112 chars)

    Come build your dream home one this desirable corner acre lot and enjoy all that Southwest Florida has to offer.

21. 2022-01-14
    status Pending 112-char remark

    Show marketing remark (112 chars)

    Come build your dream home one this desirable corner acre lot and enjoy all that Southwest Florida has to offer.

22. 2022-01-10
    listed $18,000 Active 112-char remark

    Show marketing remark (112 chars)

    Come build your dream home one this desirable corner acre lot and enjoy all that Southwest Florida has to offer.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $25,064
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$9,891
• Taxable loss: −$14,682
• Est. tax savings @ 24.0%: +$3,524
• After-tax cash flow: $-4,871/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

+1788.9% since first listed

9 events — show timeline

• 2026-04-20 Listed $340,000 FORTMLS
• 2025-08-19 Sold (Public Records) $33,500 Public Records
• 2025-08-18 Sold (MLS) $33,500 FORTMLS
• 2025-08-02 Pending — FORTMLS
• 2025-06-13 Listed $34,990 FORTMLS
• 2022-02-11 Sold (Public Records) $17,000 Public Records
• 2022-02-10 Sold (MLS) $17,000 FORTMLS
• 2022-01-14 Pending — FORTMLS
• 2022-01-10 Listed $18,000 FORTMLS

Property tax history

+19.2%/yr

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