4004 7th St SW · Lehigh Acres, FL 33976

$299,490

4 bd · 2.0 ba · 1,593 sqft · Land · 9 Days on market

Built 2026 0.25 ac lot

---

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 +7.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

NEW CONSTRUCTION WITH WARRANTY! Eligible for 4.99% fixed FHA/VA financing. * MOVE-IN READY! * Includes washer & dryer! The Sandpiper is designed for the way you live—comfortable, connected, and full of thoughtful details. The open kitchen, dining, and living areas create an inviting space for family time or entertaining, while the covered lanai extends your living area outdoors. The private primary suite offers a spacious walk-in closet and a relaxing bath with a large shower, and three additional bedrooms provide flexible space for family, guests, or a home office. Quartz countertops in the kitchen & bathrooms, upgraded plank tile flooring throughout the main living area

Key facts

• Quartz countertops
• Large shower
• Walk-in closet

Tags

• OPEN KITCHEN
• COVERED LANAI
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• LARGE SHOWER
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Lot is oversized with dimensions approximately 80 x 136 x 80 x 136; Lot exposure: North; Road maintained by public authority; Zoning: RS-1; Irrigation source: Well
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level: 1; Faces south; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Patio (open); Porch; Room for pool; Sprinkler / irrigation (automatic); Security/high-impact doors

Interior

• Kitchen: Refrigerator; Refrigerator with ice maker; Icemaker; Range; Microwave; Dishwasher; Pantry / Walk-in pantry; Breakfast bar
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central electric heating; Central electric cooling; Has heating and cooling
• Interior features: Breakfast bar; Cathedral ceilings; Dual sinks; Entrance foyer; High ceilings; Open living/dining area; Pantry; Shower only (separate shower); Walk-in pantry; Walk-in closets; Split bedroom layout; Sliding windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (29.6% below list).
• Recommended offer: $211k (29.6% 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 soft (-1.5%/yr); 786 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $27k; list at $299k implies a 1009% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,777 (29.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.8

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: 19.4%
• Equity multiple: 2.56×
• Total profit: $131,198
• Equity at exit: $269,804

10-year hold

• IRR: 17.3%
• Equity multiple: 5.72×
• Total profit: $395,622
• Equity at exit: $581,843

Cash invested: $83,857 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-405

Break-even live

Break-even rent $2,620

Max offer price $240,948

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: $74,872
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	0.24mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.25mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.32mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.34mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.37mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	2d	1	0.47mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.51mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.56mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.57mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.57mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	0.60mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	0.64mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	0.67mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.70mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.73mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.74mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	0.74mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	23d	1	0.75mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	0.76mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	15d	1	0.78mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	23d	1	0.82mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	0.83mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	0.84mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	13d	1	0.84mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	0.85mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	23d	1	0.85mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	0.85mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	23d	1	0.85mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	14d	1	0.87mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.87mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.87mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	23d	1	0.89mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.92mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.93mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.93mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	2d	1	0.95mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	21d	1	0.95mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	23d	1	0.95mi
113 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	21d	1	0.98mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	13d	1	1.00mi

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-28
   price $299,490
4. 2026-03-10
   status Pending
5. 2026-03-10
   listed $297,990 Active
6. 2025-07-03
   soldstatus $27,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $25,293
• − Mortgage interest: −$16,776
• − Property taxes: −$4,492
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$8,712
• Taxable loss: −$10,232
• Est. tax savings @ 24.0%: +$2,456
• After-tax cash flow: $-2,399/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

+1009.2% since first listed

6 events — show timeline

• 2026-05-07 Pending — FORTMLS
• 2026-04-28 Relisted — FORTMLS
• 2026-04-28 Price Changed $299,490 FORTMLS
• 2026-03-10 Pending — FORTMLS
• 2026-03-10 Listed $297,990 FORTMLS
• 2025-07-03 Sold (Public Records) $27,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $430 · +10.7% YoY. Source: county tax records.