3004 8th St W · Lehigh Acres, FL 33971

$279,490

3 bd · 2.0 ba · 1,400 sqft · Land · 85 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 +8.1/30.0
• 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 +2.1/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buildable lot located in Lehigh acres.

Key facts

• Double-sink vanity
• Open floor plan
• Kitchen island

Tags

• OPEN FLOOR PLAN
• KITCHEN ISLAND
• TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM
• DOUBLE-SINK VANITY

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: High impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; Faces south; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open porch; Security/high impact doors; Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Entry level: 1
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Family/dining room; Living/dining room; Pantry; Cable TV; Walk-in closet(s); Elevator; Split bedrooms; Unfurnished; Single hung windows; Impact glass windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $279k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (24.9% below list).
• Recommended offer: $210k (24.9% 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+, 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 85 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $279k implies a 1018% 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 $209,979 (24.9% 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 85 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 11.1

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: -26.7%
• Equity multiple: 0.12×
• Total profit: $-68,777
• Equity at exit: $41,673

10-year hold

• IRR: -39.0%
• Equity multiple: -0.35×
• Total profit: $-105,904
• Equity at exit: $24,165

Cash invested: $78,257 (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: 1335
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,466
• Tax est. 1.5%: −$349 /mo · $4,192/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-273

Break-even live

Break-even rent $2,445

Max offer price $240,036

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: $69,872
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	0.07mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	0.16mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.16mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.23mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	0.25mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	0.34mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	0.34mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	0.34mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	0.46mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.47mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.50mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.50mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.51mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	0.58mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	23d	1	0.67mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.79mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	0.82mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	0.83mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	23d	1	0.85mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	23d	1	0.87mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	23d	1	0.89mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	23d	1	0.95mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.97mi
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	3d	1	1.01mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	1.09mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	23d	1	1.09mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	14d	1	1.12mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.12mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	1.13mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	23d	1	1.14mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	23d	1	1.16mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	1.17mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	3d	1	1.19mi
2608 25th St W Lehigh Acres, FL	3.0	2.0	1633	$2,300	$1.41	23d	1	1.22mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	1.23mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	23d	1	1.26mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	1.27mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	23d	1	1.32mi
1906 Venice Ave N Lehigh Acres, FL	4.0	2.0	1833	$1,995	$1.09	3d	1	1.34mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	1.38mi

Listing history 25 events

1. 2026-06-17
   pricedays on market $279,490 Active 85 DOM
2. 2026-06-16
   days on market $279,990 Active 84 DOM
3. 2026-06-15
   days on market $279,990 Active 83 DOM
4. 2026-06-13
   days on market $279,990 Active 81 DOM
5. 2026-06-10
   days on market $279,990 Active 78 DOM
6. 2026-06-09
   days on market $279,990 Active 77 DOM
7. 2026-06-07
   days on market $279,990 Active 75 DOM
8. 2026-06-03
   days on market $279,990 Active 71 DOM
9. 2026-06-02
   pricedays on market $279,990 Active 70 DOM
10. 2026-06-01
    days on market $281,990 Active 69 DOM
11. 2026-06-01
    days on market $281,990 Active 68 DOM
12. 2026-05-21
    price $283,990
13. 2026-05-13
    price $284,990
14. 2026-05-06
    price $287,990
15. 2026-04-29
    price $289,990
16. 2026-04-22
    price $296,990
17. 2026-04-15
    price $299,990
18. 2026-03-24
    listed $303,990 Active
19. 2025-10-21
    soldstatus $25,000 Closed 38-char remark

    Show marketing remark (38 chars)

    Buildable lot located in Lehigh acres.

20. 2025-10-21
    soldstatus $25,000

    Show marketing remark (38 chars)

    Buildable lot located in Lehigh acres.

21. 2025-09-19
    status Pending 38-char remark

    Show marketing remark (38 chars)

    Buildable lot located in Lehigh acres.

22. 2025-09-16
    listed $26,000 Active 38-char remark

    Show marketing remark (38 chars)

    Buildable lot located in Lehigh acres.

23. 2016-06-26
    historical
24. 2016-03-09
    status Pending
25. 2016-03-07
    listed $6,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,197
• − Mortgage interest: −$15,656
• − Property taxes: −$4,192
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,131
• Taxable loss: −$8,210
• Est. tax savings @ 24.0%: +$1,970
• After-tax cash flow: $-1,301/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

+4269.1% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $283,990 FORTMLS
• 2026-05-13 Price Changed $284,990 FORTMLS
• 2026-05-06 Price Changed $287,990 FORTMLS
• 2026-04-29 Price Changed $289,990 FORTMLS
• 2026-04-22 Price Changed $296,990 FORTMLS
• 2026-04-15 Price Changed $299,990 FORTMLS
• 2026-03-24 Listed $303,990 FORTMLS
• 2025-10-21 Sold (Public Records) $25,000 Public Records
• 2025-10-21 Sold (MLS) $25,000 FORTMLS
• 2025-09-19 Pending — FORTMLS
• 2025-09-16 Listed $26,000 FORTMLS
• 2016-06-26 Listing Removed — FORTMLS
• 2016-03-09 Pending — FORTMLS
• 2016-03-07 Listed $6,500 FORTMLS

Property tax history

+17.7%/yr

Latest (2025): $419 · +8.6% YoY. Source: county tax records.