2900 8th St SW · Lehigh Acres, FL 33976

$245,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 1 Days on market

Built 2007 0.25 ac lot Est $311k · 21% under ↓ 28% since listing

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Situated on a desirable corner lot in a quiet Lehigh Acres neighborhood, this beautifully maintained single-family home offers 1,408 square feet of comfortable living space. Recently refreshed with new interior and exterior paint, this move-in-ready residence also features a brand-new A/C unit, providing peace of mind for years to come. The open-concept floor plan showcases a bright and inviting living area that flows seamlessly into the well-appointed kitchen, complete with stainless steel appliances and a convenient breakfast bar, perfect for everyday living and entertaining. The home features three spacious bedrooms, including a generous primary suite with a walk-in closet and private en

Key facts

• New a/c unit
• New exterior paint
• Quiet neighborhood

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• NEW INTERIOR PAINT
• NEW EXTERIOR PAINT
• NEW A/C UNIT
• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• HOA & community: Non-gated community; HOA provides cable maintenance; No additional community amenities listed

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Central water (assessment paid); Central sewer (assessment paid); Cable available; Electric service for heat and cooling
• Home design: Residential single-family home; Florida-style design; Built in 2007; One story; Rear exposure faces south; Located in Lehigh Acres development
• Construction: Stucco construction; Shingle roof; Built in 2007
• Exterior features: Deck; Stucco exterior; Shingle roof; Landscaped area view; Windows — see remarks

Interior

• Kitchen: Electric cooktop; Microwave; Disposal
• Bedrooms: 3 bedrooms; Master bedroom on ground floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; No separate master bath description provided
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Smoke detectors; Great room floor plan; Dining area open to family room; Den / study; Open porch / lanai; Screened balcony; Washer/dryer hookup
• Laundry & utility: Laundry in residence; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (17.1% below list).
• Recommended offer: $203k (17.1% 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); 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); 786 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).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $245k implies a 354% 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 $203,097 (17.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $311,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2919 9th St SW	0.20mi	3/2.0	1,314 (-7%)	2mo	$290,000	$221	78
2917 1st St SW	0.41mi	3/2.0	1,314 (-7%)	1mo	$300,000	$228	69
2804 1st St W	0.55mi	3/2.0	1,487 (+6%)	0mo	$264,097	$178	64
2605 10th St SW	0.44mi	3/2.0	1,365 (-3%)	12mo	$305,000	$223	64
300 Anita Ave S	0.62mi	3/2.0	1,326 (-6%)	6mo	$225,000	$170	57
3015 12th St SW	0.41mi	3/2.0	1,280 (-9%)	13mo	$300,000	$234	55
2906 18th St SW	0.63mi	3/2.0	1,536 (+9%)	4mo	$340,000	$221	52
215 Redcliff Ave	0.68mi	3/2.0	1,463 (+4%)	12mo	$232,000	$159	52
3015 2nd St W	0.64mi	3/2.0	1,528 (+8%)	8mo	$272,000	$178	49
2915 19th St SW	0.74mi	4/2.0 (+1)	1,499 (+6%)	12mo	$325,275	$217	40
2902 17th St SW	0.57mi	4/3.0 (+1)	1,583 (+12%)	12mo	$350,000	$221	34
3218 4th St SW	0.72mi	4/3.0 (+1)	1,585 (+13%)	7mo	$360,000	$227	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 2.80×
• Total profit: $123,817
• Equity at exit: $220,715

10-year hold

• IRR: 19.6%
• Equity multiple: 6.20×
• Total profit: $356,878
• Equity at exit: $475,981

Cash invested: $68,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-58

Break-even live

Break-even rent $2,104

Max offer price $234,804

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $12	+0% $-58	+5% $-127	+10% $-196
Rent	-10% $-218	-5% $-138	+0% $-58	+5% $23	+10% $103
Rate	-1.0pp $66	-0.5pp $5	base $-58	+0.5pp $-121	+1.0pp $-186

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: $61,250
• Closing costs: $7,350
• 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	24d	1	0.13mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	24d	1	0.26mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	0.36mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	0.46mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.47mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.75mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	4d	1	0.79mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.80mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	24d	1	0.83mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	20d	1	0.89mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	4d	1	0.91mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.96mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	0.97mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	3d	1	0.98mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	15d	1	0.98mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.98mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	0.99mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	1.00mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	1.00mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	1.01mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	1.02mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	4d	1	1.05mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	24d	1	1.05mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	4d	1	1.07mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	1.07mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.07mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	1.08mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	1.08mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	22d	1	1.10mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	24d	1	1.11mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	1.11mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	1.12mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	1.12mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	15d	1	1.14mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.15mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	4d	1	1.16mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	4d	1	1.17mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	24d	1	1.18mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	4d	1	1.19mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	1.19mi

Listing history 16 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   pricedays on marketlisting id $245,000 Active 1 DOM
3. 2026-06-02
   days on market $260,000 Active 134 DOM
4. 2026-06-01
   days on market $260,000 Active 133 DOM
5. 2026-06-01
   days on market $260,000 Active 132 DOM
6. 2026-01-19
   listed $260,000 Active
7. 2025-12-31
   historical
8. 2025-11-06
   price $290,000
9. 2025-11-05
   listed $310,000 Active
10. 2025-10-31
    historical
11. 2025-09-02
    listed $310,000 Active
12. 2015-03-02
    price $47,600
13. 2009-11-09
    soldstatus $54,000
14. 2005-11-18
    soldstatus $93,900
15. 2005-08-08
    soldstatus $139,410,000
16. 2005-07-06
    soldstatus $359,500

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $24,372
• − Mortgage interest: −$13,724
• − Property taxes: −$3,304
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$7,127
• Taxable loss: −$4,907
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $485/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

-27.7% since first listed

11 events — show timeline

• 2026-01-19 Listed $260,000 NAPLESMLS
• 2025-12-31 Listing Removed — NAPLESMLS
• 2025-11-06 Price Changed $290,000 NAPLESMLS
• 2025-11-05 Listed $310,000 NAPLESMLS
• 2025-10-31 Listing Removed — NAPLESMLS
• 2025-09-02 Listed $310,000 NAPLESMLS
• 2015-03-02 Price Changed $47,600 FORTMLS
• 2009-11-09 Sold (MLS) $54,000 FORTMLS
• 2005-11-18 Sold (Public Records) $93,900 Public Records
• 2005-08-08 Sold (Public Records) $139,410,000 Public Records
• 2005-07-06 Sold (Public Records) $359,500 Public Records

Property tax history

+14.2%/yr

Latest (2025): $3,304 · -2.6% YoY. Source: county tax records.