3105 42nd St W · Lehigh Acres, FL 33971

$280,000

3 bd · 2.0 ba · 1,427 sqft · Land · 37 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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-New Construction Home in Lehigh Acres Offering Incredible Value and a Prime Location. Welcome to this beautifully designed brand-new 3 bedroom, 2 bathroom home that offers the perfect combination of space, modern finishes, and affordability. Whether you are a first-time homebuyer, growing family, or simply looking for a move-in ready home with excellent value, this property is a must-see. Step inside and immediately appreciate the bright open-concept layout designed for both everyday living and entertaining. The spacious living and dining areas flow seamlessly into the modern kitchen, featuring a large center island, sleek cabinetry, and ample counter space, creating the ideal space f

Key facts

• Large center island
• Walk-in closet
• Modern kitchen

Tags

• BRAND-NEW CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE CENTER ISLAND
• SPLIT-BEDROOM FLOOR PLAN
• WALK-IN CLOSET

Property features AI

Finance

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

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: High impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; Entry level 1; New construction; Faces north
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Security / high impact doors; Rectangular lot; South exposure; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Display windows and impact glass; Dual sinks; Kitchen island; Separate shower (shower only); Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (24.1% below list).
• Recommended offer: $213k (24.1% 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% 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 37 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $280k implies a 1144% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,586 (24.1% 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 37 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 11.0

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: -26.3%
• Equity multiple: 0.13×
• Total profit: $-67,849
• Equity at exit: $41,749

10-year hold

• IRR: -37.5%
• Equity multiple: -0.33×
• Total profit: $-103,989
• Equity at exit: $24,209

Cash invested: $78,400 (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: 1335
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-256

Break-even live

Break-even rent $2,449

Max offer price $243,016

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	24d	1	0.19mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	0.22mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	14d	1	0.29mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	24d	1	0.51mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	24d	1	0.54mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	15d	1	0.58mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	0.60mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	24d	1	0.60mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	0.61mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.65mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.68mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	24d	1	0.70mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	24d	1	0.73mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	24d	1	0.73mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	3d	1	0.73mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	24d	1	0.74mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	3d	1	0.82mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	16d	1	0.90mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	14d	1	0.90mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	3d	1	0.91mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	24d	1	0.92mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	0.93mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	3d	1	0.93mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	24d	1	0.94mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	3d	1	0.94mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	24d	1	0.94mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	3d	1	0.96mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	24d	1	0.99mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	24d	1	1.00mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	1.02mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	1.04mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	1.05mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	1.06mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	1.08mi
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	24d	1	1.09mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	24d	1	1.12mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	24d	1	1.23mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	1.28mi
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	3d	1	1.29mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	24d	1	1.36mi

Listing history 18 events

1. 2026-06-17
   days on market $280,000 Active 37 DOM
2. 2026-06-16
   days on market $280,000 Active 36 DOM
3. 2026-06-15
   days on market $280,000 Active 35 DOM
4. 2026-06-13
   days on market $280,000 Active 33 DOM
5. 2026-06-10
   days on market $280,000 Active 30 DOM
6. 2026-06-09
   days on market $280,000 Active 29 DOM
7. 2026-06-08
   days on market $280,000 Active 28 DOM
8. 2026-06-07
   days on market $280,000 Active 27 DOM
9. 2026-06-03
   days on market $280,000 Active 23 DOM
10. 2026-06-02
    days on market $280,000 Active 22 DOM
11. 2026-06-01
    days on market $280,000 Active 21 DOM
12. 2026-05-31
    days on market $280,000 Active 20 DOM
13. 2026-05-11
    listed $280,000 Active
14. 2025-03-28
    soldstatus $22,500
15. 2024-02-21
    soldstatus $22,500
16. 2005-03-15
    soldstatus $68,300
17. 2004-12-08
    soldstatus $80,000
18. 2004-10-01
    soldstatus $21,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 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: $25,510
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$8,145
• Taxable loss: −$8,001
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-1,147/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

+1233.3% since first listed

6 events — show timeline

• 2026-05-11 Listed $280,000 FORTMLS
• 2025-03-28 Sold (Public Records) $22,500 Public Records
• 2024-02-21 Sold (Public Records) $22,500 Public Records
• 2005-03-15 Sold (Public Records) $68,300 Public Records
• 2004-12-08 Sold (Public Records) $80,000 Public Records
• 2004-10-01 Sold (Public Records) $21,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +29.4% YoY. Source: county tax records.