2915 24th St W · Lehigh Acres, FL 33976

$324,900

3 bd · 2.0 ba · 1,969 sqft · SingleFamily public records · 102 Days on market

Built 2026 0.28 ac lot Est $390k · 17% under

---

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 +15.0/15.0
• 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 MLS

Never Lived In! 3/2/2 with Den and Office Nook. A must see. Great open floorplan with solid surface countertops and wood cabinets. Huge screened Lania to enjoy outdoor living. Corporate owned so quick response to all offers.

Key facts

• Plumbed outdoor sink
• Outdoor kitchen
• 0.28 acre lot

Tags

• NEW CONSTRUCTION HOME
• IMPACT WINDOWS AND DOORS
• PLUMBED OUTDOOR SINK
• OUTDOOR KITCHEN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Impact doors; Smoke detector(s)
• Utilities: Septic tank; Well water; Cable not available
• Home design: Single-story home; New construction; Faces north; Entry level: 1
• Construction: Built with block, concrete and stucco; Shingle roof; Rectangular lot; Lot exposures: South
• Exterior features: Patio; Lanai; Porch (screened); Outdoor kitchen; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Self-cleaning oven; Water softener; Outdoor kitchen (exterior amenity)
• Bedrooms: Primary bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Separate shower (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; High ceilings; Living/dining room; Main-level primary bedroom; Split bedroom floorplan; Separate shower (shower only); Cable TV available; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (32.0% below list).
• Recommended offer: $221k (32.0% 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 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 36% 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 + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $325k implies a 282% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,826 (32.0% 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 102 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $389,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2823 22nd St SW	0.21mi	4/2.0 (+1)	1,829 (-7%)	2mo	$322,000	$176	72
3113 14th St SW	0.74mi	3/2.0	2,012 (+2%)	2mo	$350,000	$174	60
2200 Loraine Ave S	0.23mi	4/3.0 (+1)	1,735 (-12%)	14mo	$415,000	$239	49
2506 25th St SW	0.69mi	4/2.0 (+1)	1,829 (-7%)	3mo	$318,500	$174	48
2900 33rd St SW	0.57mi	4/2.0 (+1)	1,828 (-7%)	12mo	$353,240	$193	47
2802 14th St SW	0.71mi	3/2.0	1,815 (-8%)	20mo	$389,000	$214	38
2920 18th St SW	0.40mi	4/2.0 (+1)	1,715 (-13%)	21mo	$370,000	$216	37
3306 21st St SW	0.64mi	4/2.0 (+1)	2,151 (+9%)	21mo	$405,000	$188	32
3003 35th St SW	0.69mi	3/2.0	1,744 (-11%)	24mo	$315,000	$181	29
2618 15th St SW	0.74mi	3/2.0	1,682 (-15%)	15mo	$355,000	$211	28
3315 21st St SW	0.69mi	4/3.0 (+1)	1,694 (-14%)	14mo	$395,000	$233	24
3005 35th St SW	0.69mi	4/2.0 (+1)	1,744 (-11%)	24mo	$344,900	$198	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: 19.8%
• Equity multiple: 2.60×
• Total profit: $145,461
• Equity at exit: $292,696

10-year hold

• IRR: 17.6%
• Equity multiple: 5.80×
• Total profit: $436,352
• Equity at exit: $631,209

Cash invested: $90,972 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$298 /mo · $3,571/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-392

Break-even live

Break-even rent $2,705

Max offer price $255,606

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-300	+0% $-392	+5% $-484	+10% $-576
Rent	-10% $-567	-5% $-479	+0% $-392	+5% $-305	+10% $-218
Rate	-1.0pp $-229	-0.5pp $-310	base $-392	+0.5pp $-476	+1.0pp $-562

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.04mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.10mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.13mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.21mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.41mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.42mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.46mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.47mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.47mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.52mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.54mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.55mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.58mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.59mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.65mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.65mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.67mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.68mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	25d	1	0.81mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	25d	1	0.81mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.81mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	0.83mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	0.86mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	25d	1	0.92mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.92mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	0.95mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.95mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	25d	1	0.96mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	0.96mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.96mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.96mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.97mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.98mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	0.98mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	0.99mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	1.02mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	25d	1	1.06mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	1.06mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	1.09mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	1.09mi

Listing history 14 events

1. 2026-06-09
   statusdays on market $324,900 Pending 102 DOM
2. 2026-06-07
   pricedays on market $324,900 Active 101 DOM
3. 2026-06-02
   days on market $334,900 Active 96 DOM
4. 2026-06-01
   days on market $334,900 Active 95 DOM
5. 2026-06-01
   days on market $334,900 Active 94 DOM
6. 2026-05-22
   price $334,900
7. 2026-05-07
   price $344,900
8. 2026-04-08
   price $354,900
9. 2026-03-25
   price $369,900
10. 2026-02-26
    listed $379,900 Active
11. 2011-12-20
    soldstatus $85,000 224-char remark

    Show marketing remark (224 chars)

    Never Lived In! 3/2/2 with Den and Office Nook. A must see. Great open floorplan with solid surface countertops and wood cabinets. Huge screened Lania to enjoy outdoor living. Corporate owned so quick response to all offers.

12. 2011-10-04
    price $89,900 224-char remark

    Show marketing remark (224 chars)

    Never Lived In! 3/2/2 with Den and Office Nook. A must see. Great open floorplan with solid surface countertops and wood cabinets. Huge screened Lania to enjoy outdoor living. Corporate owned so quick response to all offers.

13. 2011-09-22
    soldstatus $719,800
14. 2006-03-31
    soldstatus $99,900

ⓘ 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: $3,571 · $298/mo
• Projected year-2 tax: $3,571 · $298/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 · 29 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: $26,499
• − Mortgage interest: −$18,199
• − Property taxes: −$3,571
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$9,452
• Taxable loss: −$10,587
• Est. tax savings @ 24.0%: +$2,541
• After-tax cash flow: $-2,166/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

+235.2% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $334,900 FORTMLS
• 2026-05-07 Price Changed $344,900 FORTMLS
• 2026-04-08 Price Changed $354,900 FORTMLS
• 2026-03-25 Price Changed $369,900 FORTMLS
• 2026-02-26 Listed $379,900 FORTMLS
• 2011-12-20 Sold (MLS) $85,000 FORTMLS
• 2011-10-04 Price Changed $89,900 FORTMLS
• 2011-09-22 Sold (Public Records) $719,800 Public Records
• 2006-03-31 Sold (Public Records) $99,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,571 · -4.9% YoY. Source: county tax records.