2927 8th St SW · Lehigh Acres, FL 33976

$300,000

3 bd · 2.0 ba · 1,682 sqft · Land · 202 Days on market

Built 2025 10,410 sqft lot

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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 +7.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.4/10.0

Listing remarks

Back on the market! Previous contract fell through due to buyer financing issues—don't miss this second chance to make it yours! The deal won't last long. 3/2 with a den!– Act Fast! Put in your offer today! Brand-new dream home in the highly sought-after Lehigh Acres area! This stunning 3-bedroom, 2-bathroom home includes a spacious den that can serve as an office, study, or formal dining room. With 1,682 sq. ft. of beautifully designed living space and an attached 2-car garage, this home perfectly blends modern elegance with everyday functionality. Inside, enjoy luxury porcelain tile throughout and an open-concept layout connecting the living, dining, and kitchen areas, ideal f

Key facts

• Custom-tiled shower
• Gourmet kitchen
• Spacious den

Tags

• SPACIOUS DEN
• GOURMET KITCHEN
• WALK-IN PANTRY
• SPA-INSPIRED BATHROOM
• CUSTOM-TILED SHOWER
• IMPACT-RESISTANT WINDOWS

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 covered spaces; Paved driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Septic tank; Well water; Cable available; High-speed internet available; Public maintained paved road
• Home design: Single-story; New construction; North-facing; Entry level 1
• Construction: Block, concrete and stucco construction; Shingle roof; Rectangular lot; Lot dimensions approximately 80 x 136 x 80 x 136; South exposure
• Exterior features: Patio; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Disposal; Microwave; Range; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Separate/formal dining room; Eat-in kitchen; Kitchen island; Multiple shower heads; Pantry; Cable TV; Vaulted ceilings; Walk-in closets; French doors/atrium doors; Sliding windows; Impact glass; Wheelchair access; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (29.5% below list).
• Recommended offer: $212k (29.5% 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 21d 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $300k implies a 598% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,556 (29.5% 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 202 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.8

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $131,620
• Equity at exit: $270,264

10-year hold

• IRR: 17.3%
• Equity multiple: 5.72×
• Total profit: $396,694
• Equity at exit: $582,834

Cash invested: $84,000 (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: 786
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-402

Break-even live

Break-even rent $2,624

Max offer price $241,839

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: $75,000
• Closing costs: $9,000
• 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	23d	1	0.10mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	23d	1	0.31mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	0.37mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.37mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.46mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	0.62mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.62mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.80mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.82mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.82mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.83mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	0.86mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.89mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.93mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.93mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.93mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.94mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	0.94mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.98mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.99mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	0.99mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	19d	1	0.99mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.99mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	1.00mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.02mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	1.06mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	1.07mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.07mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	1.08mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	1.10mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	1.10mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	1.11mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	1.13mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	23d	1	1.13mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	1.14mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	1.14mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	1.14mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	23d	1	1.16mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	1.16mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	1.19mi

Listing history 18 events

1. 2026-06-17
   days on market $300,000 Active 202 DOM
2. 2026-06-16
   days on market $300,000 Active 201 DOM
3. 2026-06-16
   status $300,000 Active 200 DOM
4. 2026-05-03
   status Pending
5. 2026-04-20
   price $300,000
6. 2026-04-02
   price $315,000
7. 2026-03-13
   price $325,000
8. 2026-01-11
   price $330,000
9. 2025-12-02
   price $345,000
10. 2025-10-15
    listed $360,000 Active
11. 2025-10-09
    historical
12. 2025-08-18
    price $340,000
13. 2025-07-31
    price $344,000
14. 2025-07-07
    price $349,000
15. 2025-06-24
    price $354,000
16. 2025-06-09
    price $359,000
17. 2025-05-16
    listed $365,000 Active
18. 2005-06-24
    soldstatus $43,000

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $25,387
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$8,727
• Taxable loss: −$10,207
• Est. tax savings @ 24.0%: +$2,450
• After-tax cash flow: $-2,374/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

+597.7% since first listed

15 events — show timeline

• 2026-05-03 Pending — FORTMLS
• 2026-04-20 Price Changed $300,000 FORTMLS
• 2026-04-02 Price Changed $315,000 FORTMLS
• 2026-03-13 Price Changed $325,000 FORTMLS
• 2026-01-11 Price Changed $330,000 FORTMLS
• 2025-12-02 Price Changed $345,000 FORTMLS
• 2025-10-15 Listed $360,000 FORTMLS
• 2025-10-09 Listing Removed — NAPLESMLS
• 2025-08-18 Price Changed $340,000 NAPLESMLS
• 2025-07-31 Price Changed $344,000 NAPLESMLS
• 2025-07-07 Price Changed $349,000 NAPLESMLS
• 2025-06-24 Price Changed $354,000 NAPLESMLS
• 2025-06-09 Price Changed $359,000 NAPLESMLS
• 2025-05-16 Listed $365,000 NAPLESMLS
• 2005-06-24 Sold (Public Records) $43,000 Public Records

Property tax history

+18.1%/yr

Latest (2025): $434 · +12.4% YoY. Source: county tax records.