3413 28th St SW · Lehigh Acres, FL 33976

$325,000

4 bd · 2.0 ba · 1,636 sqft · Land · 46 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).

• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0

Listing remarks

Welcome—a brand- NEW construction home in a prime, fast-growing area of Lehigh Acres, just minutes from SR-82, a major connector to Fort Myers, shopping, and dining. Schools (public and private), new businesses, and new shopping coming very soon! HOT ZONE! SELLER CONCESSION MAXIMUM AVAILABLE !CALL FOR DETAILS! Not your typical cookie-cutter build or mass production home QUALITY OVER QUANTITY. — THIS home features thoughtful upgrades from the moment you walk in, offering strong potential for future equity growth. Featuring 3 bedrooms + den (lives like a 4-bedroom per property appraiser) and 2 bathrooms, this home offers an open layout with soaring ceilings, 11–12 ft ent

Key facts

• Thoughtful upgrades
• Tiled showers
• Open layout

Tags

• NEW CONSTRUCTION HOME
• THOUGHTFUL UPGRADES
• OPEN LAYOUT
• LARGE ISLAND
• SOFT-CLOSE CABINETRY
• TILED SHOWERS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee (0.0); Association includes internet; Community offers guest suites

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; New construction; West-facing
• Construction: Brick, block, concrete and stucco construction; Shingle roof; Built in 2025 (new construction)
• Exterior features: Security/high-impact doors; Room for a pool; Open porch

Interior

• Kitchen: Cooktop; Electric cooktop; Dishwasher
• Bedrooms: Includes a den (room type)
• Flooring: Marble; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Sliding doors; Built-in features; Bar; Bathtub; Separate shower; Tub/shower combination; Multiple shower heads; Cathedral ceilings; Coffered ceilings; Vaulted ceilings; High-speed internet; Split bedroom floorplan; Unfurnished
• Laundry & utility: Indoor laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (30.9% below list).
• Recommended offer: $225k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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+, 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 soft (-1.5%/yr); 786 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 13442% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $325k implies a 1150% 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 $224,639 (30.9% 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 46 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 12.1

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: 22.2%
• Equity multiple: 2.77×
• Total profit: $161,484
• Equity at exit: $292,786

10-year hold

• IRR: 19.4%
• Equity multiple: 6.17×
• Total profit: $470,308
• Equity at exit: $631,404

Cash invested: $91,000 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-138

Break-even live

Break-even rent $2,421

Max offer price $300,688

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.15mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	0.25mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	0.32mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.41mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.42mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.42mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.43mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.43mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	0.43mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.47mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	23d	1	0.48mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	23d	1	0.51mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.52mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.57mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.58mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.60mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.60mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.61mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.62mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.62mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	23d	1	0.63mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.68mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.78mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.80mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	3d	1	0.82mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.82mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.83mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	0.87mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	21d	1	0.89mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	0.90mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.91mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	0.93mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	0.93mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.99mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.99mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	1.01mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	1.02mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	23d	1	1.03mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	1.05mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	23d	1	1.07mi

Listing history 27 events

1. 2026-06-17
   days on market $325,000 Active 46 DOM
2. 2026-06-16
   days on market $325,000 Active 45 DOM
3. 2026-06-15
   days on market $325,000 Active 44 DOM
4. 2026-06-13
   days on market $325,000 Active 42 DOM
5. 2026-06-10
   days on market $325,000 Active 39 DOM
6. 2026-06-09
   days on market $325,000 Active 38 DOM
7. 2026-06-08
   days on market $325,000 Active 37 DOM
8. 2026-06-07
   days on market $325,000 Active 36 DOM
9. 2026-06-03
   days on market $325,000 Active 32 DOM
10. 2026-06-02
    days on market $325,000 Active 31 DOM
11. 2026-06-01
    days on market $325,000 Active 30 DOM
12. 2026-05-31
    days on market $325,000 Active 29 DOM
13. 2026-04-20
    historical
14. 2026-02-19
    price $2,199
15. 2026-02-18
    price $319,900
16. 2026-01-31
    listed $2,400
17. 2026-01-29
    historical $2,400
18. 2026-01-29
    listed $2,400
19. 2025-10-19
    listed $339,900 Active
20. 2025-10-15
    historical
21. 2025-10-14
    price $349,900
22. 2025-08-29
    listed $359,900 Active
23. 2025-08-25
    historical
24. 2025-07-31
    listed $325,000 Active
25. 2025-06-12
    price $359,900
26. 2025-06-01
    listed $375,000 Active
27. 2023-10-05
    soldstatus $26,000

ⓘ 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: $870 · $73/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,827/yr (+$152/mo · 210.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $26,957
• − Mortgage interest: −$18,205
• − Property taxes: −$870
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$9,455
• Taxable loss: −$7,511
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $151/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

-91.5% since first listed

15 events — show timeline

• 2026-04-20 Listing Removed — FORTMLS
• 2026-02-19 Price Changed $2,199 FGCMLS
• 2026-02-18 Price Changed $319,900 FORTMLS
• 2026-01-31 Listed for Rent $2,400 FGCMLS
• 2026-01-29 Rental Removed $2,400 FORTMLS
• 2026-01-29 Listed for Rent $2,400 FORTMLS
• 2025-10-19 Listed $339,900 FORTMLS
• 2025-10-15 Listing Removed — FORTMLS
• 2025-10-14 Price Changed $349,900 FORTMLS
• 2025-08-29 Listed $359,900 FORTMLS
• 2025-08-25 Listing Removed — FORTMLS
• 2025-07-31 Listed $325,000 FORTMLS
• 2025-06-12 Price Changed $359,900 FORTMLS
• 2025-06-01 Listed $375,000 FORTMLS
• 2023-10-05 Sold (Public Records) $26,000 Public Records

Property tax history

+25.3%/yr

Latest (2025): $870 · +90.3% YoY. Source: county tax records.