3003 27th St SW · Lehigh Acres, FL 33976

$319,900

3 bd · 2.0 ba · 2,126 sqft · SingleFamily public records · 58 Days on market

Built 2005 0.25 ac lot Est $400k · 20% 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 +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.5/10.0

Listing remarks MLS

BEAUTIFUL NEWER 3 BEDROOM 2 BATH HOME IN SOUTHWEST LEHIGH ACRES. OVER 2100 SQ FT LIVING AREA. EASY ACCESS TO SUNSHINE BLVD. OFFICE/DEN. FORMAL DINING ROOM. SEPERATE LIVING ROOM AND FAMILY ROOM. 6 FOOT VINYL PRIVACY FENCE AROUND THE BACK YARD. CHILDRENS PLAY AREA WITH SWING AND SLIDE. ABOVE GROUND POOL.

Key facts

• Brand new roof
• Modern cabinetry
• Updated home

Tags

• UPDATED HOME
• BRAND NEW ROOF
• FULLY UPDATED KITCHEN
• MODERN CABINETRY
• ELEGANT QUARTZ COUNTERTOPS
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (29.6% below list).
• Recommended offer: $225k (29.6% 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+, 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 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 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 $34k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $259k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $225,136 (29.6% 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 58 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $399,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2823 22nd St SW	0.39mi	4/2.0 (+1)	1,829 (-14%)	2mo	$322,000	$176	52
3306 21st St SW	0.67mi	4/2.0 (+1)	2,151 (+1%)	21mo	$405,000	$188	44
2900 33rd St SW	0.43mi	4/2.0 (+1)	1,828 (-14%)	12mo	$353,240	$193	42

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: 2.58×
• Total profit: $141,196
• Equity at exit: $288,191

10-year hold

• IRR: 17.4%
• Equity multiple: 5.74×
• Total profit: $424,836
• Equity at exit: $621,495

Cash invested: $89,572 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$383 /mo · $4,597/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-415

Break-even live

Break-even rent $2,777

Max offer price $246,521

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-325	+0% $-415	+5% $-506	+10% $-596
Rent	-10% $-593	-5% $-504	+0% $-415	+5% $-326	+10% $-238
Rate	-1.0pp $-254	-0.5pp $-334	base $-415	+0.5pp $-498	+1.0pp $-583

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	0.18mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	0.26mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.30mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	0.32mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	4d	1	0.40mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	0.44mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	0.45mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	4d	1	0.46mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.53mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	20d	1	0.71mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.75mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	4d	1	0.75mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	24d	1	0.76mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.77mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.78mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.80mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.81mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	24d	1	0.83mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.85mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	24d	1	0.87mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	24d	1	0.88mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	0.89mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	24d	1	0.89mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	24d	1	0.90mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.96mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.96mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	4d	1	0.99mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	24d	1	1.00mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	24d	1	1.00mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	11d	1	1.00mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	24d	1	1.02mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	24d	1	1.04mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	1.05mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	1.10mi
3121 11th St SW Lehigh Acres, FL	4.0	2.0	2768	$2,205	$0.80	24d	1	1.10mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	1.16mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	1.24mi
4601 Elva Ave S Lehigh Acres, FL	4.0	3.0	2362	$2,500	$1.06	22d	1	1.28mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	4d	1	1.29mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	11d	1	1.33mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-03-24
   price $319,900
3. 2026-02-21
   listed $330,000 Active
4. 2007-03-05
   soldstatus $259,000
5. 2007-02-28
   soldstatus $259,000 303-char remark

   Show marketing remark (303 chars)

   BEAUTIFUL NEWER 3 BEDROOM 2 BATH HOME IN SOUTHWEST LEHIGH ACRES. OVER 2100 SQ FT LIVING AREA. EASY ACCESS TO SUNSHINE BLVD. OFFICE/DEN. FORMAL DINING ROOM. SEPERATE LIVING ROOM AND FAMILY ROOM. 6 FOOT VINYL PRIVACY FENCE AROUND THE BACK YARD. CHILDRENS PLAY AREA WITH SWING AND SLIDE. ABOVE GROUND POOL.

6. 2007-01-11
   price $269,900 303-char remark

   Show marketing remark (303 chars)

   BEAUTIFUL NEWER 3 BEDROOM 2 BATH HOME IN SOUTHWEST LEHIGH ACRES. OVER 2100 SQ FT LIVING AREA. EASY ACCESS TO SUNSHINE BLVD. OFFICE/DEN. FORMAL DINING ROOM. SEPERATE LIVING ROOM AND FAMILY ROOM. 6 FOOT VINYL PRIVACY FENCE AROUND THE BACK YARD. CHILDRENS PLAY AREA WITH SWING AND SLIDE. ABOVE GROUND POOL.

7. 2004-09-27
   soldstatus $19,900 47-char remark

   Show marketing remark (47 chars)

   Buyer To Pay Up To 300 Of Sellers Closing Costs

8. 2004-01-29
   soldstatus $7,000

ⓘ 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: $4,597 · $383/mo
• Projected year-2 tax: $4,597 · $383/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 2/10 Low
• 🌡 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: $27,016
• − Mortgage interest: −$17,919
• − Property taxes: −$4,597
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$9,306
• Taxable loss: −$10,728
• Est. tax savings @ 24.0%: +$2,575
• After-tax cash flow: $-2,410/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

+4470.0% since first listed

8 events — show timeline

• 2026-04-20 Pending — FORTMLS
• 2026-03-24 Price Changed $319,900 FORTMLS
• 2026-02-21 Listed $330,000 FORTMLS
• 2007-03-05 Sold (Public Records) $259,000 Public Records
• 2007-02-28 Sold (MLS) $259,000 FORTMLS
• 2007-01-11 Price Changed $269,900 FORTMLS
• 2004-09-27 Sold (MLS) $19,900 FORTMLS
• 2004-01-29 Sold (MLS) $7,000 FORTMLS

Property tax history

+7.8%/yr

Latest (2025): $4,597 · +10.1% YoY. Source: county tax records.