2808 34th St SW · Lehigh Acres, FL 33976

$195,000

3 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 11 Days on market

Built 2006 0.25 ac lot Est $300k · 35% under ↓ 25% since listing

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Why this score? — see what drove the B+ 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 +25.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

CORPORATE OWNED 3 bedroom, 2 bath home in Lehigh Acres. This home features a family room, crown molding & NEW CARPET throughout. The eat-in kitchen features white appliances, tile counter tops, & a breakfast bar overlooking the living-dining room - greatfor entertaining! The master bedroom has a walk-in closet & private master bath with dual sinks, garden tub and glass shower. The 2nd bathroom features a combo tub and shower. This home has a great backyard with plenty of room for a pool! Don't miss thisopportunity! Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

Key facts

• Custom storage
• Newer roof
• Soaring ceilings

Tags

• CUSTOM STORAGE
• SOARING CEILINGS
• USABLE SPACE
• NEWER ROOF
• IMPACT WINDOWS
• CLEAN PLUMBING

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Resale property; Faces west
• Construction: Vinyl siding; Shingle roof
• Exterior features: Rectangular lot; East exposure; Smoke detector(s)

Interior

• Kitchen: Double oven; Disposal; Microwave; Range; Refrigerator; Kitchen island
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Closet cabinetry; Family/dining room; Kitchen island; Living/dining room; Split bedrooms; Tub/shower; Walk-in closet(s); High speed internet; Double hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer (appliance present)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.2% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 18d 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 36% 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 $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $82k; list at $195k implies a 139% 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 $195,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $300,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 38th St SW	0.39mi	3/2.0	1,629 (-2%)	0mo	$350,000	$215	78
2515 29th St SW	0.49mi	3/2.0	1,630 (-2%)	1mo	$315,000	$193	73
2906 29th St SW	0.39mi	3/2.0	1,538 (-8%)	2mo	$335,000	$218	67
20529 Hazelnut Ct S	0.62mi	2/2.0 (-1)	1,564 (-6%)	1mo	$202,000	$129	55
20531 Hazelnut Ct S	0.62mi	2/2.0 (-1)	1,564 (-6%)	1mo	$202,000	$129	55
20589 Hazelnut Ct S	0.68mi	2/2.0 (-1)	1,564 (-6%)	4mo	$212,000	$136	50
2607 24th St SW	0.68mi	3/2.0	1,543 (-8%)	9mo	$278,000	$180	48
20611 Hazelnut Ct	0.71mi	2/2.0 (-1)	1,564 (-6%)	7mo	$212,000	$136	46
2704 46th St SW	0.75mi	3/2.0	1,532 (-8%)	9mo	$330,000	$215	44
2823 22nd St SW	0.74mi	4/2.0 (+1)	1,829 (+10%)	2mo	$322,000	$176	43
2506 25th St SW	0.73mi	4/2.0 (+1)	1,829 (+10%)	3mo	$318,500	$174	43
117 Paxton St	0.70mi	3/2.0	1,421 (-15%)	2mo	$275,000	$194	41

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: 30.6%
• Equity multiple: 3.38×
• Total profit: $129,878
• Equity at exit: $175,671

10-year hold

• IRR: 25.7%
• Equity multiple: 7.36×
• Total profit: $347,341
• Equity at exit: $378,842

Cash invested: $54,600 (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: 788
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $472

Break-even live

Break-even rent $1,577

Max offer price $195,000

Occupancy floor 73%

Sensitivity live

Price	-10% $583	-5% $527	+0% $472	+5% $417	+10% $362
Rent	-10% $300	-5% $386	+0% $472	+5% $558	+10% $644
Rate	-1.0pp $570	-0.5pp $522	base $472	+0.5pp $422	+1.0pp $370

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.29mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	0.34mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.34mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	0.44mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.50mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.54mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.55mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.55mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.58mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	0.61mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	0.62mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	0.66mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	0.69mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	0.70mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.70mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.72mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.72mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.74mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	0.74mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	0.77mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	25d	1	0.79mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.81mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.81mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.82mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	25d	1	0.82mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.83mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.83mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.83mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.86mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	4d	1	0.89mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.91mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.92mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	0.92mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	0.93mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.95mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	0.96mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	5d	1	0.96mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.98mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.98mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.99mi

Listing history 15 events

1. 2026-05-31
   status $195,000 Pending 11 DOM
2. 2026-05-19
   listed $195,000 Active
3. 2026-05-14
   historical
4. 2026-04-28
   price $189,000
5. 2026-04-23
   status Active
6. 2026-04-17
   status Pending
7. 2026-04-10
   price $199,900
8. 2026-03-05
   price $210,000
9. 2026-02-13
   price $220,000
10. 2026-01-15
    listed $235,000 Active
11. 2013-10-22
    soldstatus $81,700 742-char remark

    Show marketing remark (742 chars)

    CORPORATE OWNED 3 bedroom, 2 bath home in Lehigh Acres. This home features a family room, crown molding & NEW CARPET throughout. The eat-in kitchen features white appliances, tile counter tops, & a breakfast bar overlooking the living-dining room - greatfor entertaining! The master bedroom has a walk-in closet & private master bath with dual sinks, garden tub and glass shower. The 2nd bathroom features a combo tub and shower. This home has a great backyard with plenty of room for a pool! Don't miss thisopportunity! Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

12. 2013-10-22
    soldstatus $81,700

    Show marketing remark (742 chars)

    CORPORATE OWNED 3 bedroom, 2 bath home in Lehigh Acres. This home features a family room, crown molding & NEW CARPET throughout. The eat-in kitchen features white appliances, tile counter tops, & a breakfast bar overlooking the living-dining room - greatfor entertaining! The master bedroom has a walk-in closet & private master bath with dual sinks, garden tub and glass shower. The 2nd bathroom features a combo tub and shower. This home has a great backyard with plenty of room for a pool! Don't miss thisopportunity! Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

13. 2013-06-27
    listed $81,700 742-char remark

    Show marketing remark (742 chars)

    CORPORATE OWNED 3 bedroom, 2 bath home in Lehigh Acres. This home features a family room, crown molding & NEW CARPET throughout. The eat-in kitchen features white appliances, tile counter tops, & a breakfast bar overlooking the living-dining room - greatfor entertaining! The master bedroom has a walk-in closet & private master bath with dual sinks, garden tub and glass shower. The 2nd bathroom features a combo tub and shower. This home has a great backyard with plenty of room for a pool! Don't miss thisopportunity! Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

14. 2013-06-27
    listed $81,700

    Show marketing remark (742 chars)

    CORPORATE OWNED 3 bedroom, 2 bath home in Lehigh Acres. This home features a family room, crown molding & NEW CARPET throughout. The eat-in kitchen features white appliances, tile counter tops, & a breakfast bar overlooking the living-dining room - greatfor entertaining! The master bedroom has a walk-in closet & private master bath with dual sinks, garden tub and glass shower. The 2nd bathroom features a combo tub and shower. This home has a great backyard with plenty of room for a pool! Don't miss thisopportunity! Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

15. 2006-05-26
    soldstatus $259,500

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 3/10 Moderate
• 🌡 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: $26,102
• − Mortgage interest: −$10,923
• − Property taxes: −$1,707
• − Insurance: −$975
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$5,673
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $5,032/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

-24.9% since first listed

14 events — show timeline

• 2026-05-19 Listed $195,000 FORTMLS
• 2026-05-14 Listing Removed — NAPLESMLS
• 2026-04-28 Price Changed $189,000 NAPLESMLS
• 2026-04-23 Relisted — NAPLESMLS
• 2026-04-17 Pending — NAPLESMLS
• 2026-04-10 Price Changed $199,900 NAPLESMLS
• 2026-03-05 Price Changed $210,000 NAPLESMLS
• 2026-02-13 Price Changed $220,000 NAPLESMLS
• 2026-01-15 Listed $235,000 NAPLESMLS
• 2013-10-22 Sold (MLS) $81,700 NAPLESMLS
• 2013-10-22 Sold (MLS) $81,700 Stellar MLS as Distributed by MLS Grid
• 2013-06-27 Listed $81,700 NAPLESMLS
• 2013-06-27 Listed $81,700 Stellar MLS as Distributed by MLS Grid
• 2006-05-26 Sold (Public Records) $259,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,707 · +5.3% YoY. Source: county tax records.