2903 10th St SW · Lehigh Acres, FL 33976

$349,900

3 bd · 2.0 ba · 1,650 sqft · Land · 79 Days on market

Built 2026 0.25 ac lot ↓ 4% since listing

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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
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0

Listing remarks MLS

STUNNING NEW CONSTRUCTION with 3bed 2 bath PLUS a big DEN, features IMPACT WINDOWS AND DOORS, 1650sqft, TILE FLOORS THROUGHOUT, Huge KITCHEN ISLAND with quartz countertops, barn sink, PANTRY, soft close cabinets and drawers, spacious Dining area, FULL BUILDERS WARRANTY, Amazing office with glass french doors, Covered Lanai under the truss, FIREPLACE, big Master suite with huge walk in closet, Shower with glass doors, DOUBLE VANITY, auto Sprinkler system, Septic alarm system, EPOXY floor in garage, PAVERS in Driveway and Lanai

Key facts

• Barn sink
• Softclose cabinets
• Dining area

Tags

• IMPACT WINDOWS AND DOORS
• HUGE KITCHEN ISLAND
• BARN SINK
• SOFTCLOSE CABINETS
• DINING AREA
• OFFICE WITH GLASS FRENCH DOORS

Property features AI

Finance

• Other: Property zoned RS-1
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage
• Utilities: Private water source; Septic tank sewer; Private utilities
• Home design: Single family residence; Residential property; One story; Faces north; Completed condition; New construction
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Irrigation equipment; Paved road access; Lot approximately 0.25 acre (40 x 136)

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen/family room combo; Split bedroom layout; Den/Library/Office; Insert fireplace in living room
• Laundry & utility: Inside laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-718 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (29.7% 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+, 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 23d 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 $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 79 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,179 (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 79 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.80%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.41×
• Total profit: $138,551
• Equity at exit: $315,218

10-year hold

• IRR: 15.9%
• Equity multiple: 5.42×
• Total profit: $432,752
• Equity at exit: $679,779

Cash invested: $97,972 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-718

Break-even live

Break-even rent $3,061

Max offer price $245,980

Occupancy floor —

Sensitivity live

Price	-10% $-476	-5% $-597	+0% $-718	+5% $-839	+10% $-960
Rent	-10% $-888	-5% $-803	+0% $-718	+5% $-633	+10% $-548
Rate	-1.0pp $-542	-0.5pp $-629	base $-718	+0.5pp $-809	+1.0pp $-901

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.21mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.22mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.31mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.36mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	0.42mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	0.61mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	5d	1	0.68mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.74mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.76mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.81mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	5d	1	0.82mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.86mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	0.88mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.91mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.93mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.94mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	0.94mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.94mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.95mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.98mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	21d	1	0.99mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.00mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.06mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	1.06mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	1.07mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	1.07mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.07mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	25d	1	1.10mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	5d	1	1.10mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	4d	1	1.11mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	1.11mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	1.12mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	1.13mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	25d	1	1.14mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	1.14mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	16d	1	1.16mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	25d	1	1.17mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.18mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	25d	1	1.20mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	1.21mi

Listing history 16 events

1. 2026-06-22
   days on market $349,900 Active 79 DOM
2. 2026-06-17
   days on market $349,900 Active 75 DOM
3. 2026-06-16
   days on market $349,900 Active 74 DOM
4. 2026-06-15
   days on market $349,900 Active 73 DOM
5. 2026-06-13
   days on market $349,900 Active 71 DOM
6. 2026-06-10
   pricedays on market $349,900 Active 68 DOM
7. 2026-06-09
   days on market $360,000 Active 67 DOM
8. 2026-06-07
   days on market $360,000 Active 65 DOM
9. 2026-06-03
   days on market $360,000 Active 61 DOM
10. 2026-06-02
    days on market $360,000 Active 60 DOM
11. 2026-06-01
    days on market $360,000 Active 59 DOM
12. 2026-06-01
    days on market $360,000 Active 58 DOM
13. 2026-04-23
    price $360,000 531-char remark

    Show marketing remark (531 chars)

    STUNNING NEW CONSTRUCTION with 3bed 2 bath PLUS a big DEN, features IMPACT WINDOWS AND DOORS, 1650sqft, TILE FLOORS THROUGHOUT, Huge KITCHEN ISLAND with quartz countertops, barn sink, PANTRY, soft close cabinets and drawers, spacious Dining area, FULL BUILDERS WARRANTY, Amazing office with glass french doors, Covered Lanai under the truss, FIREPLACE, big Master suite with huge walk in closet, Shower with glass doors, DOUBLE VANITY, auto Sprinkler system, Septic alarm system, EPOXY floor in garage, PAVERS in Driveway and Lanai

14. 2026-04-23
    price $360,000

    Show marketing remark (531 chars)

    STUNNING NEW CONSTRUCTION with 3bed 2 bath PLUS a big DEN, features IMPACT WINDOWS AND DOORS, 1650sqft, TILE FLOORS THROUGHOUT, Huge KITCHEN ISLAND with quartz countertops, barn sink, PANTRY, soft close cabinets and drawers, spacious Dining area, FULL BUILDERS WARRANTY, Amazing office with glass french doors, Covered Lanai under the truss, FIREPLACE, big Master suite with huge walk in closet, Shower with glass doors, DOUBLE VANITY, auto Sprinkler system, Septic alarm system, EPOXY floor in garage, PAVERS in Driveway and Lanai

15. 2026-04-03
    listed $375,000 Active 531-char remark

    Show marketing remark (531 chars)

    STUNNING NEW CONSTRUCTION with 3bed 2 bath PLUS a big DEN, features IMPACT WINDOWS AND DOORS, 1650sqft, TILE FLOORS THROUGHOUT, Huge KITCHEN ISLAND with quartz countertops, barn sink, PANTRY, soft close cabinets and drawers, spacious Dining area, FULL BUILDERS WARRANTY, Amazing office with glass french doors, Covered Lanai under the truss, FIREPLACE, big Master suite with huge walk in closet, Shower with glass doors, DOUBLE VANITY, auto Sprinkler system, Septic alarm system, EPOXY floor in garage, PAVERS in Driveway and Lanai

16. 2026-04-03
    listed $375,000 Active

    Show marketing remark (531 chars)

    STUNNING NEW CONSTRUCTION with 3bed 2 bath PLUS a big DEN, features IMPACT WINDOWS AND DOORS, 1650sqft, TILE FLOORS THROUGHOUT, Huge KITCHEN ISLAND with quartz countertops, barn sink, PANTRY, soft close cabinets and drawers, spacious Dining area, FULL BUILDERS WARRANTY, Amazing office with glass french doors, Covered Lanai under the truss, FIREPLACE, big Master suite with huge walk in closet, Shower with glass doors, DOUBLE VANITY, auto Sprinkler system, Septic alarm system, EPOXY floor in garage, PAVERS in Driveway and Lanai

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $25,821
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$10,179
• Taxable loss: −$15,087
• Est. tax savings @ 24.0%: +$3,621
• After-tax cash flow: $-4,997/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

-4.0% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $360,000 FORTMLS
• 2026-04-23 Price Changed $360,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $375,000 FORTMLS

Property tax history

+18.6%/yr

Latest (2025): $520 · +18.6% YoY. Source: county tax records.