2912 8th St W · Lehigh Acres, FL 33971

$275,000

3 bd · 2.0 ba · 1,195 sqft · Land · 92 Days on market

Built 2025 0.25 ac lot

---

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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to build your dream home in a highly desirable location of Lehigh Acres. Located close to schools, shopping, the airport, I-75, restaurants, and beaches. These lots are selling fast and there is a limited supply.

Key facts

• 0.25 acre lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Property zoned RS-1; Lot is regular shape, approximately 0.25 acre; Public road access
• HOA & community: No HOA maintenance; community is non-gated; no community amenities

Exterior

• Parking: Attached garage (1 car); Attached carport (1 space); Auto garage door
• Security: Impact resistant windows
• Utilities: Well water with softener; Septic system; Electric service (central); Cable available
• Home design: Single family residence; 1-story/Ranch; Rear exposure faces north; Residential property in LEHIGH ACRES (subdivision 02)
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2025; Single hung windows
• Exterior features: Patio; Room for pool; Landscaped area/view

Interior

• Kitchen: Island; Walk-in pantry; Electric cooktop; Range; Dishwasher; Refrigerator/Freezer
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower-only configuration
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Smoke detectors; Tray ceiling; Island and walk-in pantry in kitchen; Dining area open to living; Laundry in residence; Water treatment system (owned); Unfurnished
• Laundry & utility: Laundry room inside residence; Washer/dryer hookups (implied by in-residence laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-68 ($-816/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (28.1% below list).
• Recommended offer: $198k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $25k; list at $275k implies a 1004% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,596 (28.1% 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 92 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-54,820
• Equity at exit: $41,003

10-year hold

• IRR: -21.8%
• Equity multiple: 0.01×
• Total profit: $-76,248
• Equity at exit: $23,777

Cash invested: $77,000 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-68

Break-even live

Break-even rent $2,062

Max offer price $262,989

Occupancy floor 98%

Sensitivity live

Price	-10% $88	-5% $10	+0% $-68	+5% $-146	+10% $-224
Rent	-10% $-224	-5% $-146	+0% $-68	+5% $10	+10% $88
Rate	-1.0pp $70	-0.5pp $2	base $-68	+0.5pp $-139	+1.0pp $-212

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	25d	1	0.07mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.29mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	25d	1	0.31mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	5d	1	0.40mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.50mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	0.52mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	18d	1	0.53mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	5d	1	0.56mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	5d	1	0.57mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	16d	1	0.84mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	5d	1	0.89mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	25d	1	0.93mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.96mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	5d	1	1.03mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	1.08mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.08mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	25d	1	1.10mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	5d	1	1.18mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	5d	1	1.18mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	1.20mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	25d	1	1.26mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	1.27mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	5d	1	1.37mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	25d	1	1.38mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	1.44mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	1.45mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	1.46mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	1.48mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	1.49mi

Listing history 20 events

1. 2026-06-22
   days on market $275,000 Active 92 DOM
2. 2026-06-17
   days on market $275,000 Active 88 DOM
3. 2026-06-16
   days on market $275,000 Active 87 DOM
4. 2026-06-15
   days on market $275,000 Active 86 DOM
5. 2026-06-13
   days on market $275,000 Active 84 DOM
6. 2026-06-10
   days on market $275,000 Active 81 DOM
7. 2026-06-09
   days on market $275,000 Active 80 DOM
8. 2026-06-07
   days on market $275,000 Active 78 DOM
9. 2026-06-03
   days on market $275,000 Active 74 DOM
10. 2026-06-02
    days on market $275,000 Active 73 DOM
11. 2026-06-01
    days on market $275,000 Active 72 DOM
12. 2026-06-01
    days on market $275,000 Active 71 DOM
13. 2026-03-21
    listed $275,000 Active
14. 2025-12-10
    historical
15. 2025-06-16
    listed $289,900 Active
16. 2024-03-04
    soldstatus $24,900
17. 2024-02-29
    soldstatus $24,900 Closed 230-char remark

    Show marketing remark (230 chars)

    Great opportunity to build your dream home in a highly desirable location of Lehigh Acres. Located close to schools, shopping, the airport, I-75, restaurants, and beaches. These lots are selling fast and there is a limited supply.

18. 2024-02-13
    status Pending 230-char remark

    Show marketing remark (230 chars)

    Great opportunity to build your dream home in a highly desirable location of Lehigh Acres. Located close to schools, shopping, the airport, I-75, restaurants, and beaches. These lots are selling fast and there is a limited supply.

19. 2024-02-12
    price $24,900 230-char remark

    Show marketing remark (230 chars)

    Great opportunity to build your dream home in a highly desirable location of Lehigh Acres. Located close to schools, shopping, the airport, I-75, restaurants, and beaches. These lots are selling fast and there is a limited supply.

20. 2024-02-12
    listed $24,500 Active 230-char remark

    Show marketing remark (230 chars)

    Great opportunity to build your dream home in a highly desirable location of Lehigh Acres. Located close to schools, shopping, the airport, I-75, restaurants, and beaches. These lots are selling fast and there is a limited supply.

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,415/yr (+$118/mo · 163.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 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: $23,712
• − Mortgage interest: −$15,404
• − Property taxes: −$867
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$8,000
• Taxable loss: −$5,729
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $559/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+1022.4% since first listed

8 events — show timeline

• 2026-03-21 Listed $275,000 NAPLESMLS
• 2025-12-10 Listing Removed — FORTMLS
• 2025-06-16 Listed $289,900 FORTMLS
• 2024-03-04 Sold (Public Records) $24,900 Public Records
• 2024-02-29 Sold (MLS) $24,900 FORTMLS
• 2024-02-13 Pending — FORTMLS
• 2024-02-12 Price Changed $24,900 FORTMLS
• 2024-02-12 Listed $24,500 FORTMLS

Property tax history

+25.7%/yr

Latest (2025): $867 · +124.9% YoY. Source: county tax records.