2912 28th St W · Lehigh Acres, FL 33971

$240,000

4 bd · 2.0 ba · 1,811 sqft · SingleFamily public records · 19 Days on market

Built 1996 0.25 ac lot Est $389k · 38% under

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Why this score? — see what drove the C 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).

• Cash flow +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this Stunning renovated home In Lehigh Acres back to a canal perfect for fishing. Large renovated 4-bedroom home with an affordable price tag is rare to come up in Lehigh acres. The property has been totally renovated from top to bottom like a new home. Step inside, you'll be greeted by stunning wood plank luxury vinyl that graces the entire house with 5 inches base board gives it the modern feel. The Living room, open concept with kitchen and dining room offers great practical space for family and friends gathering and partying. This luxury kitchen carries brand new hardwood cabinets with soft closing features, beautiful quartz countertop, Huge peninsula and brand-new stainless-

Key facts

• Luxury kitchen
• Quartz countertop
• Hardwood cabinets

Tags

• CANAL PERFECT FOR FISHING
• WOOD PLANK LUXURY VINYL
• OPEN CONCEPT
• LUXURY KITCHEN
• HARDWOOD CABINETS
• QUARTZ COUNTERTOP

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee reported

Exterior

• Parking: Two parking spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Resale property; Entry level: 1; Faces west; Has a view; Rectangular lot; East exposure
• Construction: Built with wood frame construction; Shingle roof; Pillar/post/pier foundation
• Exterior features: Deck; Open porch; Room for a pool; Canal access waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: Bedroom located on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Kitchen island; Living/dining room; Shower only with separate shower; Walk-in closet(s); Split bedroom layout; Unfurnished; Single hung and sliding windows; Bedroom on main level
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (4.5% below list).
• Recommended offer: $229k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $240k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,108 (4.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $389,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 23rd St W	0.28mi	3/2.0 (-1)	1,771 (-2%)	14mo	$374,000	$211	66
3009 32nd St W	0.32mi	3/2.0 (-1)	1,799 (-1%)	17mo	$360,000	$200	65
2633 Queen Dr	0.66mi	4/2.0	1,824 (+1%)	7mo	$275,000	$151	62
2914 22nd St W	0.30mi	3/2.0 (-1)	1,723 (-5%)	16mo	$380,000	$221	60
2809 Nadine Ln	0.37mi	3/2.0 (-1)	1,614 (-11%)	13mo	$324,900	$201	49
2802 22nd St W	0.36mi	3/2.0 (-1)	1,630 (-10%)	15mo	$355,000	$218	49
2902 23rd St W	0.24mi	3/2.0 (-1)	1,630 (-10%)	22mo	$360,000	$221	49
3216 19th St W	0.72mi	4/2.0	1,857 (+2%)	22mo	$400,000	$215	44
3018 20th St W	0.50mi	3/2.0 (-1)	1,701 (-6%)	22mo	$325,000	$191	43
2708 Helen Pl	0.64mi	3/2.0 (-1)	1,633 (-10%)	8mo	$330,000	$202	42
3319 31st St W	0.71mi	3/3.0 (-1)	1,714 (-5%)	12mo	$398,000	$232	39
3001 37th St W	0.69mi	3/2.0 (-1)	1,630 (-10%)	12mo	$355,000	$218	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.57×
• Total profit: $-28,985
• Equity at exit: $35,785

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-29,880
• Equity at exit: $20,751

Cash invested: $67,200 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $261

Break-even live

Break-even rent $1,960

Max offer price $240,000

Occupancy floor 84%

Sensitivity live

Price	-10% $397	-5% $329	+0% $261	+5% $194	+10% $126
Rent	-10% $80	-5% $171	+0% $261	+5% $352	+10% $442
Rate	-1.0pp $382	-0.5pp $322	base $261	+0.5pp $199	+1.0pp $136

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	4d	1	0.22mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	4d	1	0.27mi
2805 24th St W Lehigh Acres, FL	3.0	3.0	1980	$2,200	$1.11	25d	1	0.27mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	25d	1	0.30mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	4d	1	0.38mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	25d	1	0.45mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	4d	1	0.50mi
2608 25th St W Lehigh Acres, FL	3.0	2.0	1633	$2,300	$1.41	25d	1	0.50mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	25d	1	0.58mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	25d	1	0.60mi
2712 18th St W Lehigh Acres, FL	4.0	3.0	2030	$2,730	$1.34	4d	1	0.61mi
2611 20th St W Lehigh Acres, FL	3.0	2.0	2126	$2,556	$1.20	12d	1	0.65mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.67mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	25d	1	0.67mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	25d	1	0.69mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	0.70mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	0.70mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	12d	1	0.72mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	17d	1	0.73mi
2820 14th St W Lehigh Acres, FL	3.0	2.0	2007	$2,791	$1.39	4d	1	0.81mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	4d	1	0.81mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	3d	1	0.84mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	25d	1	0.84mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	15d	1	0.85mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	25d	1	0.87mi
3310 35th St W Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.88mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	4d	1	0.90mi
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	25d	1	0.95mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	25d	1	0.96mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	25d	1	1.01mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	16d	1	1.04mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	1.12mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	25d	1	1.13mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	1.13mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	25d	1	1.18mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	4d	1	1.18mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	12d	1	1.20mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	20d	1	1.21mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	21d	1	1.21mi
1923 Sunniland Blvd Lehigh Acres, FL	3.0	2.5	1638	$2,200	$1.34	25d	1	1.22mi

Listing history 11 events

1. 2026-06-16
   statusdays on market $240,000 Pending 19 DOM
2. 2026-06-15
   days on market $240,000 Active 18 DOM
3. 2026-06-13
   days on market $240,000 Active 16 DOM
4. 2026-06-10
   days on market $240,000 Active 13 DOM
5. 2026-06-09
   days on market $240,000 Active 12 DOM
6. 2026-06-08
   days on market $240,000 Active 11 DOM
7. 2026-06-07
   days on market $240,000 Active 10 DOM
8. 2026-06-03
   days on market $240,000 Active 6 DOM
9. 2026-06-02
   days on market $240,000 Active 5 DOM
10. 2026-06-01
    days on market $240,000 Active 4 DOM
11. 2026-05-31
    days on market $240,000 Active 3 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: $1,481 · $123/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$511/yr (+$43/mo · 34.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $27,493
• − Mortgage interest: −$13,444
• − Property taxes: −$1,481
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$6,982
• Taxable loss: −$810
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $3,332/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+269.2% since first listed

3 events — show timeline

• 2026-05-27 Listed $240,000 FORTMLS
• 2026-02-16 Sold (Public Records) $70,000 Public Records
• 2013-07-31 Sold (Public Records) $65,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,481 · +3.0% YoY. Source: county tax records.