3606 18th St SW · Lehigh Acres, FL 33976

$289,900

3 bd · 2.0 ba · 1,200 sqft · Land · 67 Days on market

Built 2026 0.25 ac 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 +6.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

Key facts

• Epoxy garage floors
• Easy access to sr82
• Granite counter tops

Tags

• EASY ACCESS TO SR82
• EPOXY GARAGE FLOORS
• GRANITE COUNTER TOPS
• SPRINKLER SYSTEM
• FRUIT TREES
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage; Garage door opener; 2 covered spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Faces west; East exposure
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Fruit trees; Sprinkler/irrigation system (automatic); Room for pool; Manual shutters; Open porch

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator; Water purifier; Water softener
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Vaulted ceilings; Living/dining room; Separate shower; Shower only; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (31.5% below list).
• Recommended offer: $199k (31.5% 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+, 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 26d 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 33% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $28k; list at $290k implies a 935% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,501 (31.5% 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 67 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 12.2

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: 18.9%
• Equity multiple: 2.53×
• Total profit: $124,377
• Equity at exit: $261,165

10-year hold

• IRR: 17.0%
• Equity multiple: 5.65×
• Total profit: $377,714
• Equity at exit: $563,212

Cash invested: $81,172 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-435

Break-even live

Break-even rent $2,536

Max offer price $226,915

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-335	+0% $-435	+5% $-535	+10% $-636
Rent	-10% $-592	-5% $-514	+0% $-435	+5% $-357	+10% $-278
Rate	-1.0pp $-289	-0.5pp $-362	base $-435	+0.5pp $-510	+1.0pp $-587

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.08mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.36mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.48mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.62mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.62mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.65mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.68mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	0.70mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.72mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.74mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	5d	1	0.74mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.75mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.79mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.83mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.85mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.89mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.90mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.95mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	5d	1	1.02mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	25d	1	1.04mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	25d	1	1.13mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	25d	1	1.14mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	1.15mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	1.17mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	1.25mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	1.29mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	25d	1	1.30mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	1.31mi
4401 22nd St SW Lehigh Acres, FL	3.0	2.0	1109	$1,345	$1.21	25d	1	1.35mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	1.36mi
4412 25th St SW Lehigh Acres, FL	3.0	2.0	1205	$1,700	$1.41	23d	1	1.37mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.38mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	16d	1	1.41mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	1.42mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	1.42mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	1.42mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	1.42mi
4507 20th St SW Lehigh Acres, FL	2.0	2.0	1135	$1,400	$1.23	25d	1	1.43mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	1.43mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	5d	1	1.44mi

Listing history 33 events

1. 2026-06-22
   days on market $289,900 Active 67 DOM
2. 2026-06-17
   days on market $289,900 Active 63 DOM
3. 2026-06-16
   days on market $289,900 Active 62 DOM
4. 2026-06-15
   days on market $289,900 Active 61 DOM
5. 2026-06-13
   days on market $289,900 Active 59 DOM
6. 2026-06-10
   days on market $289,900 Active 56 DOM
7. 2026-06-09
   days on market $289,900 Active 55 DOM
8. 2026-06-07
   pricedays on market $289,900 Active 53 DOM
9. 2026-06-03
   days on market $304,900 Active 49 DOM
10. 2026-06-02
    days on market $304,900 Active 48 DOM
11. 2026-06-01
    days on market $304,900 Active 47 DOM
12. 2026-05-31
    days on market $304,900 Active 46 DOM
13. 2026-04-15
    listed $304,900 Active
14. 2024-06-12
    historical
15. 2024-06-10
    soldstatus $28,000
16. 2024-06-03
    soldstatus $28,000 Closed 461-char remark

    Show marketing remark (461 chars)

    BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

17. 2024-05-24
    historical 461-char remark

    Show marketing remark (461 chars)

    BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

18. 2024-05-09
    listed $29,999 Active
19. 2024-05-06
    price $29,999 461-char remark

    Show marketing remark (461 chars)

    BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

20. 2024-04-28
    price $32,500 461-char remark

    Show marketing remark (461 chars)

    BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

21. 2024-04-08
    price $34,900 461-char remark

    Show marketing remark (461 chars)

    BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

22. 2024-03-05
    listed $32,500 Active 461-char remark

    Show marketing remark (461 chars)

    BIG PRICE REDUCTION! CLEAN, CLEAN LOT, NO HOA, NO FLOOD ZONE. Excellent location, 1/4-acre lot, located in a nice area of Lehigh Acres, only minutes to Gunnery Road, Sunshine Blvd, State Rd 82, schools and shopping. Survey available, this lot is perfect to build your dream home or buy and hold for future investment. Do no miss this opportunity, Lehigh Acres is growing with many new constructions and businesses in the area. Send your offer before it's gone!

23. 2024-02-05
    soldstatus $22,000 Closed
24. 2024-02-01
    soldstatus $22,000
25. 2024-01-16
    status Pending
26. 2024-01-09
    listed $22,900 Active
27. 2024-01-09
    soldstatus $13,500
28. 2015-12-10
    listed $3,450
29. 2015-07-17
    soldstatus $5,850
30. 2015-04-01
    soldstatus $518,400
31. 2015-04-01
    soldstatus $448,500
32. 2008-11-17
    soldstatus $18,000
33. 2004-09-15
    soldstatus $15,000

ⓘ 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 · 29 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: $23,820
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$8,433
• Taxable loss: −$10,461
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-2,713/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

+1932.7% since first listed

21 events — show timeline

• 2026-04-15 Listed $304,900 FORTMLS
• 2024-06-12 Listing Removed — MARMLS
• 2024-06-10 Sold (Public Records) $28,000 Public Records
• 2024-06-03 Sold (MLS) $28,000 FORTMLS
• 2024-05-24 Listing Removed — FORTMLS
• 2024-05-09 Listed $29,999 MARMLS
• 2024-05-06 Price Changed $29,999 FORTMLS
• 2024-04-28 Price Changed $32,500 FORTMLS
• 2024-04-08 Price Changed $34,900 FORTMLS
• 2024-03-05 Listed $32,500 FORTMLS
• 2024-02-05 Sold (MLS) $22,000 FORTMLS
• 2024-02-01 Sold (Public Records) $22,000 Public Records
• 2024-01-16 Pending — FORTMLS
• 2024-01-09 Sold (Public Records) $13,500 Public Records
• 2024-01-09 Listed $22,900 FORTMLS
• 2015-12-10 Listed $3,450 FORTMLS
• 2015-07-17 Sold (Public Records) $5,850 Public Records
• 2015-04-01 Sold (Public Records) $448,500 Public Records
• 2015-04-01 Sold (Public Records) $518,400 Public Records
• 2008-11-17 Sold (Public Records) $18,000 Public Records
• 2004-09-15 Sold (Public Records) $15,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $520 · +34.7% YoY. Source: county tax records.