2812 12th St SW · Lehigh Acres, FL 33976

$349,000

3 bd · 2.0 ba · 1,553 sqft · SingleFamily public records · 255 Days on market

Built 2022 0.25 ac lot Est $343k · at est.

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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
• Cash flow +6.8/30.0
• ARV discount +6.7/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Brand new 3/2/2 house Granit countertops , tile in a main area , carpet in bedroom , tray ceilings , wood cabinetry with a soft close and more. ..

Key facts

• Mother-in-law suite
• Spacious backyard
• Covered patio

Tags

• CUSTOM CLOSET ORGANIZATION
• UPGRADED CONCRETE SLAB
• MOTHER-IN-LAW SUITE
• COVERED PATIO
• SPACIOUS BACKYARD
• GRANITE COUNTERTOPS

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: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level 1; Faces east; Resale property; RS-1 zoning
• Construction: Block, concrete, and stucco construction; Shingle roof; Built with a foundation (standard)
• Exterior features: Open porch; Porch with storage; Rectangular lot; Lake irrigation source; West exposure; Paved road

Interior

• Kitchen: Range; Dishwasher; Disposal; Freezer; Refrigerator
• Bedrooms: Den; Office
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Dual sinks; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: High ceilings; Breakfast bar; Living/dining room combination; Split bedrooms; Home office; Dual sinks; Separate shower; Shower only; Sliding windows; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-549 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (38.5% below list).
• Recommended offer: $215k (38.5% 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+, 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 22d 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 35% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $41k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,738 (38.5% 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 255 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.74%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $343,213
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2906 18th St SW	0.39mi	3/2.0	1,536 (-1%)	4mo	$340,000	$221	77
3206 14th St SW	0.71mi	3/2.0	1,554 (+0%)	0mo	$349,900	$225	66
2902 17th St SW	0.32mi	4/3.0 (+1)	1,583 (+2%)	12mo	$350,000	$221	63
3000 3rd St SW	0.61mi	3/2.0	1,630 (+5%)	1mo	$309,998	$190	62
2823 21st St SW	0.60mi	3/2.0	1,588 (+2%)	13mo	$360,000	$227	58
2915 19th St SW	0.50mi	4/2.0 (+1)	1,499 (-4%)	12mo	$325,275	$217	56
3008 23rd St SW	0.74mi	3/2.0	1,637 (+5%)	4mo	$299,900	$183	53
2605 10th St SW	0.40mi	3/2.0	1,365 (-12%)	12mo	$305,000	$223	51
2922 22nd St SW	0.66mi	3/2.0	1,426 (-8%)	9mo	$329,900	$231	48
2916 21st St SW	0.59mi	4/2.0 (+1)	1,426 (-8%)	7mo	$298,990	$210	48
2618 4th St SW	0.63mi	4/2.0 (+1)	1,715 (+10%)	7mo	$375,000	$219	42
300 Anita Ave S	0.74mi	3/2.0	1,326 (-15%)	5mo	$225,000	$170	37

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: 18.8%
• Equity multiple: 2.52×
• Total profit: $148,744
• Equity at exit: $314,407

10-year hold

• IRR: 16.9%
• Equity multiple: 5.65×
• Total profit: $454,117
• Equity at exit: $678,030

Cash invested: $97,720 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$270 /mo · $3,238/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-549

Break-even live

Break-even rent $2,842

Max offer price $252,011

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	0.20mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.29mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.32mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	24d	1	0.46mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.48mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	0.58mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.62mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.68mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.78mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	0.81mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.85mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	0.86mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	0.87mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	0.90mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.90mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.90mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.90mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	0.98mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	24d	1	1.01mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.02mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	1.02mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	1.02mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	1.02mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	1.03mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	24d	1	1.04mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	1.07mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	1.07mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	1.07mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	1.07mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	24d	1	1.08mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	1.11mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	19d	1	1.11mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	1.13mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	24d	1	1.13mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	24d	1	1.13mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	24d	1	1.13mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	1.19mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	1.19mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	1.19mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	24d	1	1.19mi

Listing history 15 events

1. 2026-06-02
   statusdays on market $349,000 Pending 255 DOM
2. 2026-06-01
   days on market $349,000 Active 254 DOM
3. 2026-06-01
   days on market $349,000 Active 253 DOM
4. 2026-03-02
   price $349,000
5. 2026-01-22
   price $369,000
6. 2025-11-11
   price $379,000
7. 2025-10-19
   price $385,000
8. 2025-09-20
   listed $390,000 Active
9. 2022-07-26
   soldstatus $345,000
10. 2022-07-11
    soldstatus $345,000 Closed 151-char remark

    Show marketing remark (151 chars)

    Brand new 3/2/2 house Granit countertops , tile in a main area , carpet in bedroom , tray ceilings , wood cabinetry with a soft close and more. ..

11. 2022-05-16
    status Pending 151-char remark

    Show marketing remark (151 chars)

    Brand new 3/2/2 house Granit countertops , tile in a main area , carpet in bedroom , tray ceilings , wood cabinetry with a soft close and more. ..

12. 2022-05-09
    listed $340,000 Active 151-char remark

    Show marketing remark (151 chars)

    Brand new 3/2/2 house Granit countertops , tile in a main area , carpet in bedroom , tray ceilings , wood cabinetry with a soft close and more. ..

13. 2013-10-02
    soldstatus $84,300
14. 2013-09-04
    soldstatus $4,500 33-char remark

    Show marketing remark (33 chars)

    CLOSE TO MAIN ROADS , GREAT PRICE

15. 2013-08-14
    price $5,000 33-char remark

    Show marketing remark (33 chars)

    CLOSE TO MAIN ROADS , GREAT PRICE

ⓘ 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: $3,238 · $270/mo
• Projected year-2 tax: $3,238 · $270/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $25,769
• − Mortgage interest: −$19,549
• − Property taxes: −$3,238
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$10,153
• Taxable loss: −$13,040
• Est. tax savings @ 24.0%: +$3,130
• After-tax cash flow: $-3,459/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

+6880.0% since first listed

12 events — show timeline

• 2026-03-02 Price Changed $349,000 FORTMLS
• 2026-01-22 Price Changed $369,000 FORTMLS
• 2025-11-11 Price Changed $379,000 FORTMLS
• 2025-10-19 Price Changed $385,000 FORTMLS
• 2025-09-20 Listed $390,000 FORTMLS
• 2022-07-26 Sold (Public Records) $345,000 Public Records
• 2022-07-11 Sold (MLS) $345,000 FORTMLS
• 2022-05-16 Pending — FORTMLS
• 2022-05-09 Listed $340,000 FORTMLS
• 2013-10-02 Sold (Public Records) $84,300 Public Records
• 2013-09-04 Sold (MLS) $4,500 FORTMLS
• 2013-08-14 Price Changed $5,000 FORTMLS

Property tax history

+41.2%/yr

Latest (2025): $3,238 · +5.8% YoY. Source: county tax records.