3510 21 st Sw · Lehigh Acres, FL 33976

$359,900

3 bd · 3.0 ba · 1,783 sqft · Land · 280 Days on market

Built 2025

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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 +5.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 3-bath home offering 1,783 sq ft of living space in a desirable and growing area of Lehigh Acres. This property features a spacious open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen provides ample cabinet and counter space, making it functional for cooking and hosting. All bedrooms are generously sized, including a comfortable primary suite with a private bath for added convenience and privacy. With three full bathrooms, the home offers excellent functionality for families or guests. Located in a quiet residential neighborhood, this home provides a great balance of comfort and accessibility, with nearby schools, shopping centers, dining options, and major roadways just minutes away. Whether you're a first-time buyer, growing family, or investor, this property offers strong value and long-term potential in Southwest Florida.

Key facts

• Great location
• Modern kitchen
• Oversized lot

Tags

• MODERN KITCHEN
• OVERSIZED LOT
• IMPACT WINDOWS
• GREAT LOCATION

Property features AI

Exterior

• Parking: Covered paver block parking; 1 covered parking space; 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; New construction; North-facing
• Construction: Block construction; Concrete roof
• Exterior features: Exterior lighting; Paved road access; Quarter- to half-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Kitchen island; Impact glass windows; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $-810 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (41.0% below list).
• Recommended offer: $212k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 35% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $32k; list at $360k implies a 1025% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,291 (41.0% 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 280 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 14.1

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: 16.8%
• Equity multiple: 2.37×
• Total profit: $138,227
• Equity at exit: $324,226

10-year hold

• IRR: 15.5%
• Equity multiple: 5.33×
• Total profit: $436,553
• Equity at exit: $699,207

Cash invested: $100,772 (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: 14.1×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-810

Break-even live

Break-even rent $3,148

Max offer price $242,679

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-686	+0% $-810	+5% $-934	+10% $-1,059
Rent	-10% $-978	-5% $-894	+0% $-810	+5% $-726	+10% $-642
Rate	-1.0pp $-629	-0.5pp $-719	base $-810	+0.5pp $-903	+1.0pp $-998

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.29mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.34mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.42mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.45mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.49mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.50mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.51mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	0.56mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.57mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.60mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.67mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	0.69mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.71mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.71mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.72mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	0.80mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.82mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.85mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.86mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.87mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.89mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.89mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.90mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.90mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.90mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.90mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.91mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.92mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.95mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.96mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	0.96mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	25d	1	0.98mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.99mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	1.00mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	1.03mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	1.08mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	1.11mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	1.12mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	1.12mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.16mi

Listing history 20 events

1. 2026-06-22
   days on market $359,900 Active 280 DOM
2. 2026-06-17
   days on market $359,900 Active 276 DOM
3. 2026-06-16
   days on market $359,900 Active 275 DOM
4. 2026-06-16
   days on market $359,900 Active 274 DOM
5. 2026-06-13
   days on market $359,900 Active 272 DOM
6. 2026-06-09
   days on market $359,900 Active 268 DOM
7. 2026-06-07
   days on market $359,900 Active 266 DOM
8. 2026-06-02
   days on market $359,900 Active 261 DOM
9. 2026-06-01
   days on market $359,900 Active 260 DOM
10. 2026-06-01
    days on market $359,900 Active 259 DOM
11. 2026-05-07
    price $359,900
12. 2026-05-05
    listed $359,900 Active 962-char remark

    Show marketing remark (962 chars)

    Well-maintained 3-bedroom, 3-bath home offering 1,783 sq ft of living space in a desirable and growing area of Lehigh Acres. This property features a spacious open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen provides ample cabinet and counter space, making it functional for cooking and hosting. All bedrooms are generously sized, including a comfortable primary suite with a private bath for added convenience and privacy. With three full bathrooms, the home offers excellent functionality for families or guests. Located in a quiet residential neighborhood, this home provides a great balance of comfort and accessibility, with nearby schools, shopping centers, dining options, and major roadways just minutes away. Whether you're a first-time buyer, growing family, or investor, this property offers strong value and long-term potential in Southwest Florida.

13. 2026-03-25
    price $369,000
14. 2026-02-17
    price $379,000
15. 2025-12-01
    price $386,500
16. 2025-09-14
    listed $389,000 Active
17. 2024-07-05
    soldstatus $32,000 Closed 629-char remark

    Show marketing remark (629 chars)

    Seize the opportunity to customize your dream home on this blank canvas, surrounded by newly constructed homes in close proximity. This vacant lot, centrally located in the heart of Lehigh Acres, invites you to bring your vision to life. Nestled in a well-established neighborhood, the property ensures easy access to major roads, streamlining your daily commute. With its prime location near schools, shopping centers, dining establishments, and recreational facilities, this lot promises a lifestyle of convenience and enjoyment. Embrace the chance to create a personalized haven amid the flourishing community of Lehigh Acres.

18. 2024-06-04
    historical Active Under Contract 629-char remark

    Show marketing remark (629 chars)

    Seize the opportunity to customize your dream home on this blank canvas, surrounded by newly constructed homes in close proximity. This vacant lot, centrally located in the heart of Lehigh Acres, invites you to bring your vision to life. Nestled in a well-established neighborhood, the property ensures easy access to major roads, streamlining your daily commute. With its prime location near schools, shopping centers, dining establishments, and recreational facilities, this lot promises a lifestyle of convenience and enjoyment. Embrace the chance to create a personalized haven amid the flourishing community of Lehigh Acres.

19. 2024-02-02
    listed $35,000 Active 629-char remark

    Show marketing remark (629 chars)

    Seize the opportunity to customize your dream home on this blank canvas, surrounded by newly constructed homes in close proximity. This vacant lot, centrally located in the heart of Lehigh Acres, invites you to bring your vision to life. Nestled in a well-established neighborhood, the property ensures easy access to major roads, streamlining your daily commute. With its prime location near schools, shopping centers, dining establishments, and recreational facilities, this lot promises a lifestyle of convenience and enjoyment. Embrace the chance to create a personalized haven amid the flourishing community of Lehigh Acres.

20. 2022-02-10
    soldstatus $13,000

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $25,475
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$10,470
• Taxable loss: −$16,429
• Est. tax savings @ 24.0%: +$3,943
• After-tax cash flow: $-5,778/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

+2668.5% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $359,900 MARMLS
• 2026-05-05 Listed $359,900 NAPLESMLS
• 2026-03-25 Price Changed $369,000 MARMLS
• 2026-02-17 Price Changed $379,000 MARMLS
• 2025-12-01 Price Changed $386,500 MARMLS
• 2025-09-14 Listed $389,000 MARMLS
• 2024-07-05 Sold (MLS) $32,000 Beaches MLS
• 2024-06-04 Contingent — Beaches MLS
• 2024-02-02 Listed $35,000 Beaches MLS
• 2022-02-10 Sold (Public Records) $13,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $520 · +15.3% YoY. Source: county tax records.