3606 8th St SW · Lehigh Acres, FL 33976

$365,000

3 bd · 2.0 ba · 1,702 sqft · Land · 54 Days on market

Built 2026

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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 +4.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Amazing opportunity to own this new construction in a prime Lehigh Acres location! This meticulously designed 3-bedroom, 2-bathroom home plus DEN features high ceilings, porcelain tile throughout, modern lighting fixtures, and a gourmet kitchen with a waterfall island and high-end appliances. Additional highlights include impact windows and doors, a 2-car garage, and an expansive lanai perfect for entertaining. This property won’t last. Schedule your showing today!

Key facts

• High-end appliances
• New construction
• Gourmet kitchen

Tags

• NEW CONSTRUCTION
• PRIME LEHIGH ACRES LOCATION
• GOURMET KITCHEN
• WATERFALL ISLAND
• HIGH-END APPLIANCES
• IMPACT WINDOWS

Property features AI

Exterior

• Parking: Driveway; 2 covered parking spaces; 2-car garage
• Security: High-impact / security doors
• Utilities: Well water; Septic tank
• Home design: Single-story home; Faces south; New construction
• Construction: Block construction; Shingle roof
• Exterior features: Patio; Room for pool; Security / high-impact doors

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Split bedroom layout; Walk-in closet(s); Den
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-883 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (43.2% below list).
• Recommended offer: $208k (43.2% below list) — sets the bar for 1% rule.
• Cap rate 3.4% 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 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 34% 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 4 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 $100k; list at $365k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $207,500 (43.2% 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 54 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.37%
• DSCR: 0.54
• GRM: 14.7

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: 16.4%
• Equity multiple: 2.34×
• Total profit: $136,489
• Equity at exit: $328,821

10-year hold

• IRR: 15.2%
• Equity multiple: 5.26×
• Total profit: $435,345
• Equity at exit: $709,115

Cash invested: $102,200 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 788
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-883

Break-even live

Break-even rent $3,193

Max offer price $237,202

Occupancy floor —

Sensitivity live

Price	-10% $-631	-5% $-757	+0% $-883	+5% $-1,009	+10% $-1,135
Rent	-10% $-1,047	-5% $-965	+0% $-883	+5% $-801	+10% $-719
Rate	-1.0pp $-699	-0.5pp $-790	base $-883	+0.5pp $-978	+1.0pp $-1,074

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.11mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.12mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.19mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.21mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.26mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.26mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	0.26mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.36mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.39mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.41mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.44mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.49mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.50mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.51mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.55mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.59mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.66mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.69mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.74mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	16d	1	0.76mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.84mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	5d	1	0.85mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	0.86mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	0.88mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	1.06mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	1.07mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	25d	1	1.07mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	1.10mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	1.10mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	12d	1	1.10mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	4d	1	1.11mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	1.13mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	1.14mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	18d	1	1.18mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	1.18mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	5d	1	1.19mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.19mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	1.19mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	1.22mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	1.23mi

Listing history 13 events

1. 2026-05-12
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Amazing opportunity to own this new construction in a prime Lehigh Acres location! This meticulously designed 3-bedroom, 2-bathroom home plus DEN features high ceilings, porcelain tile throughout, modern lighting fixtures, and a gourmet kitchen with a waterfall island and high-end appliances. Additional highlights include impact windows and doors, a 2-car garage, and an expansive lanai perfect for entertaining. This property won’t last. Schedule your showing today!

2. 2026-05-12
   status Pending

   Show marketing remark (475 chars)

   Amazing opportunity to own this new construction in a prime Lehigh Acres location! This meticulously designed 3-bedroom, 2-bathroom home plus DEN features high ceilings, porcelain tile throughout, modern lighting fixtures, and a gourmet kitchen with a waterfall island and high-end appliances. Additional highlights include impact windows and doors, a 2-car garage, and an expansive lanai perfect for entertaining. This property won’t last. Schedule your showing today!

3. 2026-03-20
   listed $365,000 Active 475-char remark

   Show marketing remark (475 chars)

   Amazing opportunity to own this new construction in a prime Lehigh Acres location! This meticulously designed 3-bedroom, 2-bathroom home plus DEN features high ceilings, porcelain tile throughout, modern lighting fixtures, and a gourmet kitchen with a waterfall island and high-end appliances. Additional highlights include impact windows and doors, a 2-car garage, and an expansive lanai perfect for entertaining. This property won’t last. Schedule your showing today!

4. 2026-03-18
   listed $365,000 Active
5. 2025-05-14
   soldstatus $100,000
6. 2025-04-02
   historical
7. 2025-03-05
   price $30,000
8. 2025-02-28
   status Active
9. 2025-02-03
   status Pending
10. 2025-01-30
    listed $26,000 Active
11. 2005-07-28
    soldstatus $54,900
12. 2005-07-24
    soldstatus $54,900
13. 2005-06-16
    soldstatus $40,000

ⓘ 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 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 · 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: $24,900
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$10,618
• Taxable loss: −$17,448
• Est. tax savings @ 24.0%: +$4,187
• After-tax cash flow: $-6,411/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

+812.5% since first listed

13 events — show timeline

• 2026-05-12 Pending — BEARMLS
• 2026-05-12 Pending — MARMLS
• 2026-03-20 Listed $365,000 BEARMLS
• 2026-03-18 Listed $365,000 MARMLS
• 2025-05-14 Sold (Public Records) $100,000 Public Records
• 2025-04-02 Listing Removed — NAPLESMLS
• 2025-03-05 Price Changed $30,000 NAPLESMLS
• 2025-02-28 Relisted — NAPLESMLS
• 2025-02-03 Pending — NAPLESMLS
• 2025-01-30 Listed $26,000 NAPLESMLS
• 2005-07-28 Sold (Public Records) $54,900 Public Records
• 2005-07-24 Sold (MLS) $54,900 FORTMLS
• 2005-06-16 Sold (Public Records) $40,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $432 · +10.7% YoY. Source: county tax records.