3020 1st St W · Lehigh Acres, FL 33971

$375,000

5 bd · 4.0 ba · 2,002 sqft · Land · 39 Days on market

Built 2026 0.28 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Rent growth +1.3/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

New Construction - 5 Bedroom 4 bath home with private effinciency for extra income. Large open lanai over looks the Beautiful large fenced in private back yard has a large lanai with plenty of room for entertaining. Large open great room - Large kitchen island with plenty of room for stools, modern ganite counter tops throughout the entire home. Efficiency has kitchen with plenty of counter space, sperate bedroom, bathroom and laundry room. Close to schools - shopping - airport - beaches - parks -

Key facts

• 0.28 acre lot
• Parking
• Built 2026

Property features AI

Finance

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

Exterior

• Parking: Driveway; Paved parking
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well irrigation
• Home design: Single-story; Entry level 1; New construction; RS-1 zoning; Faces West
• Construction: Built with block, concrete and stone; Shingle roof; New construction
• Exterior features: Sprinkler/irrigation system; Patio; Open porch; Patio/porch; Rectangular lot; Sprinklers automatic; Public maintained road; Property faces West; Lot exposures to the East

Interior

• Kitchen: Disposal; Range; Refrigerator; Water softener
• Bedrooms: Den; Great room
• Flooring: Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Tray ceilings; High ceilings; Kitchen island; Pantry; Split bedroom floor plan; Separate/formal dining room; Separate shower; Bathtub; Walk-in closets; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-650 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (34.5% below list).
• Recommended offer: $246k (34.5% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $3k of loan paydown is wiped out by about $11k 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 39 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; list at $375k implies a 1150% 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 $245,802 (34.5% 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 39 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -32.6%
• Equity multiple: -0.04×
• Total profit: $-109,313
• Equity at exit: $55,914

10-year hold

• IRR: -60.1%
• Equity multiple: -0.68×
• Total profit: $-176,159
• Equity at exit: $32,423

Cash invested: $105,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-650

Break-even live

Break-even rent $3,280

Max offer price $280,987

Occupancy floor —

Sensitivity live

Price	-10% $-391	-5% $-520	+0% $-650	+5% $-779	+10% $-909
Rent	-10% $-844	-5% $-747	+0% $-650	+5% $-553	+10% $-456
Rate	-1.0pp $-461	-0.5pp $-554	base $-650	+0.5pp $-747	+1.0pp $-846

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	13d	1	0.65mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.66mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	0.66mi
3121 11th St SW Lehigh Acres, FL	4.0	2.0	2768	$2,205	$0.80	25d	1	0.79mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	25d	1	0.84mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.85mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	0.96mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	25d	1	0.97mi
2712 18th St W Lehigh Acres, FL	4.0	3.0	2030	$2,730	$1.34	5d	1	1.23mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	21d	1	1.25mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	25d	1	1.36mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	12d	1	1.38mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	25d	1	1.38mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	1.41mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.47mi

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-04-21
   status Active
3. 2026-04-14
   status Pending
4. 2026-03-27
   listed $375,000 Active
5. 2024-12-06
   soldstatus $30,000
6. 2024-10-28
   soldstatus $15,000

ⓘ 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 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 · 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: $29,496
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$10,909
• Taxable loss: −$14,638
• Est. tax savings @ 24.0%: +$3,513
• After-tax cash flow: $-4,283/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

+2400.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — FORTMLS
• 2026-04-21 Relisted — FORTMLS
• 2026-04-14 Pending — FORTMLS
• 2026-03-27 Listed $375,000 FORTMLS
• 2024-12-06 Sold (Public Records) $30,000 Public Records
• 2024-10-28 Sold (Public Records) $15,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $534 · +34.9% YoY. Source: county tax records.