2809 7th St SW · Lehigh Acres, FL 33976

$425,000

4 bd · 3.0 ba · 1,931 sqft · Land · 75 Days on market

Built 2026 0.25 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

The open concept offers 1910 sq. ft of fabulous living area, tray ceilings, HURRICANE IMPACT DOORS & WINDOWS, custom contemporary cabinetry, quartz countertops . TILE THROUGHOUT! Paver driveway & pool deck. When you view the pictures you will see all the upgrades this new home has to offer. 5 1/4"base & 3 1/4"casing. 8 ft. Large paved lanai area . AMAZING LANDSCAPING! . Spacious family room, The gourmet kitchen is a showstopper, boasting acrylic cabinets, quartz countertops, an oversized kitchen island, and stainless steel appliances—perfect for family meals or gathering with guests. The living room features a contemporary fireplace and opens effortlessly

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot is approximately 0.25 acre (rectangular, 80 x 120 x 80 x 120); Road maintained by public authority; Zoning: RS-1; Irrigation source: well
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 covered spaces; Garage door opener
• Security: High-impact doors
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story home; New construction; Faces north; Entry at ground level; South exposure (lot)
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security / high-impact doors; Open porch

Interior

• Kitchen: Kitchen island
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Vanities with dual sinks
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Impact glass windows; Dual sinks; Kitchen island; Open living/dining room; Split-bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $425k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (46.0% below list).
• Recommended offer: $230k (46.0% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 24d 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 38% 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $425k implies a 5567% 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 $229,641 (46.0% 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 75 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.32%
• DSCR: 0.50
• GRM: 15.4

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: 15.7%
• Equity multiple: 2.29×
• Total profit: $153,252
• Equity at exit: $382,874

10-year hold

• IRR: 14.8%
• Equity multiple: 5.16×
• Total profit: $495,562
• Equity at exit: $825,682

Cash invested: $119,000 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 788
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-1,123

Break-even live

Break-even rent $3,718

Max offer price $262,512

Occupancy floor —

Sensitivity live

Price	-10% $-829	-5% $-976	+0% $-1,123	+5% $-1,270	+10% $-1,417
Rent	-10% $-1,304	-5% $-1,214	+0% $-1,123	+5% $-1,032	+10% $-941
Rate	-1.0pp $-909	-0.5pp $-1,015	base $-1,123	+0.5pp $-1,233	+1.0pp $-1,345

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	0.19mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.23mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.47mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.56mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	21d	1	0.76mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	0.83mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.83mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.86mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	0.88mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	0.92mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	4d	1	0.92mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	25d	1	0.95mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	0.95mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	1.06mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.07mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	1.09mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	1.09mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	1.10mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	1.14mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	1.14mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.15mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	1.15mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	25d	1	1.18mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	1.18mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	5d	1	1.21mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.24mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	1.24mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.27mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	18d	1	1.28mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	25d	1	1.29mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	25d	1	1.29mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	1.29mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	5d	1	1.29mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	13d	1	1.30mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	1.30mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	25d	1	1.30mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	25d	1	1.31mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	4d	1	1.32mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	25d	1	1.32mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.33mi

Listing history 16 events

1. 2026-06-22
   days on market $425,000 Active 75 DOM
2. 2026-06-17
   days on market $425,000 Active 71 DOM
3. 2026-06-16
   days on market $425,000 Active 70 DOM
4. 2026-06-15
   days on market $425,000 Active 69 DOM
5. 2026-06-13
   days on market $425,000 Active 67 DOM
6. 2026-06-10
   days on market $425,000 Active 64 DOM
7. 2026-06-09
   pricedays on market $425,000 Active 63 DOM
8. 2026-06-07
   days on market $429,500 Active 61 DOM
9. 2026-06-03
   days on market $429,500 Active 57 DOM
10. 2026-06-02
    days on market $429,500 Active 56 DOM
11. 2026-06-01
    days on market $429,500 Active 55 DOM
12. 2026-06-01
    days on market $429,500 Active 54 DOM
13. 2026-04-07
    listed $429,500 Active
14. 2017-09-28
    soldstatus $7,500
15. 2009-08-21
    soldstatus $4,191,000
16. 2005-11-28
    soldstatus $50,000

ⓘ 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 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: $27,557
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$12,364
• Taxable loss: −$21,522
• Est. tax savings @ 24.0%: +$5,165
• After-tax cash flow: $-8,310/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

+759.0% since first listed

4 events — show timeline

• 2026-04-07 Listed $429,500 FORTMLS
• 2017-09-28 Sold (Public Records) $7,500 Public Records
• 2009-08-21 Sold (Public Records) $4,191,000 Public Records
• 2005-11-28 Sold (Public Records) $50,000 Public Records

Property tax history

+18.1%/yr

Latest (2025): $434 · +11.9% YoY. Source: county tax records.