3605 55th St W · Lehigh Acres, FL 33971

$269,800

3 bd · 2.0 ba · 1,285 sqft · Land · 88 Days on market

Built 2026 0.25 ac lot

---

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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

Key facts

• Vaulted ceiling
• Breezy lanai
• Island-style layout

Tags

• OPEN-CONCEPT FLOORPLAN
• UPGRADED PLANK TILE FLOORS
• VAULTED CEILING
• BREEZY LANAI
• ISLAND-STYLE LAYOUT
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; North-facing
• Construction: New construction; Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Security/high-impact doors; Sprinkler/irrigation system; Room for pool; Open porch

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Eat-in kitchen; Main-level primary bedroom; Pantry; Separate shower (shower only); Cable TV; Vaulted ceilings; Walk-in closets; Split bedroom floor plan; Great Room
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (24.5% below list).
• Recommended offer: $204k (24.5% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 88 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $11k; list at $270k implies a 2353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,684 (24.5% 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 88 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• 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: -28.5%
• Equity multiple: 0.07×
• Total profit: $-70,118
• Equity at exit: $40,228

10-year hold

• IRR: -46.1%
• Equity multiple: -0.46×
• Total profit: $-110,233
• Equity at exit: $23,327

Cash invested: $75,544 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,047/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-322

Break-even live

Break-even rent $2,444

Max offer price $223,223

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-229	+0% $-322	+5% $-415	+10% $-508
Rent	-10% $-483	-5% $-402	+0% $-322	+5% $-241	+10% $-161
Rate	-1.0pp $-186	-0.5pp $-253	base $-322	+0.5pp $-392	+1.0pp $-463

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: $67,450
• Closing costs: $8,094
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	5d	1	0.15mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	16d	1	0.30mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	23d	1	0.48mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	0.49mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	18d	1	0.51mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	4d	1	0.65mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	23d	1	0.69mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	0.72mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	0.79mi
15423 Cemetery Rd Fort Myers, FL	3.0	2.0	1127	$1,495	$1.33	5d	1	0.81mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.88mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.90mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	0.91mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	0.91mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	0.91mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	18d	1	1.00mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	25d	1	1.02mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	1.02mi
6064 Laurelwood Dr Fort Myers, FL	3.0	2.0	1200	$1,550	$1.29	4d	1	1.02mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	1.03mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	1.05mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	4d	1	1.09mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	1.09mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	16d	1	1.12mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.13mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	1.20mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	1.20mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	18d	1	1.24mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	1.28mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	4d	1	1.28mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	5d	1	1.29mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	16d	1	1.36mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	18d	1	1.37mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	25d	1	1.37mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	25d	1	1.38mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	23d	1	1.39mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	5d	1	1.40mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	5d	1	1.42mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	1.43mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	18d	1	1.43mi

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-03-26
   price $269,800 313-char remark

   Show marketing remark (313 chars)

   As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

3. 2026-03-25
   price $269,800
4. 2026-03-13
   status Active 313-char remark

   Show marketing remark (313 chars)

   As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

5. 2026-03-06
   historical 313-char remark

   Show marketing remark (313 chars)

   As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

6. 2026-02-17
   listed $276,990 Active 313-char remark

   Show marketing remark (313 chars)

   As one of Southwest Florida's most affordable real estate markets, Lehigh Acres is home to national and local businesses, championship golf courses, minutes from the Boston Red Sox spring training home at JetBlue Park, 12 miles from historic downtown Fort Myers and close to Gulf of Mexico beaches. DRE# 175519667

7. 2026-02-12
   listed $276,990 Active
8. 2025-08-20
   soldstatus $11,000
9. 2025-06-19
   historical
10. 2025-05-19
    listed $17,900 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥108°F today · 20 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: $24,442
• − Mortgage interest: −$15,113
• − Property taxes: −$4,047
• − Insurance: −$2,146
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$7,849
• Taxable loss: −$8,624
• Est. tax savings @ 24.0%: +$2,070
• After-tax cash flow: $-1,793/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

+1407.3% since first listed

10 events — show timeline

• 2026-05-11 Pending — FORTMLS
• 2026-03-26 Price Changed $269,800 Zillow
• 2026-03-25 Price Changed $269,800 FORTMLS
• 2026-03-13 Relisted — Zillow
• 2026-03-06 Delisted — Zillow
• 2026-02-17 Listed $276,990 Zillow
• 2026-02-12 Listed $276,990 FORTMLS
• 2025-08-20 Sold (Public Records) $11,000 Public Records
• 2025-06-19 Listing Removed — FORTMLS
• 2025-05-19 Listed $17,900 FORTMLS

Property tax history

+17.9%/yr

Latest (2025): $391 · +10.0% YoY. Source: county tax records.