3500 7th St SW · Lehigh Acres, FL 33976

$379,000

3 bd · 2.0 ba · 1,797 sqft · Land · 35 Days on market

Built 2026 0.25 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

Key facts

• Double sliding doors
• Open modern layout
• Picture window

Tags

• NEW CONSTRUCTION HOME
• CORNER LOT
• OPEN MODERN LAYOUT
• DOUBLE SLIDING DOORS
• PICTURE WINDOW
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Corner lot; Lot dimensions 80 x 136 x 80 x 136 (survey); Lot size 0.25 acres
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detector(s); Impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Faces south; North exposure; RS-1 zoning
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Open porch; Outdoor kitchen; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Outdoor kitchen
• Bedrooms: Den (flex space)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; French doors; Bathtub; Separate shower; Vaulted ceilings; Living/Dining room; Walk-in closets; Unfurnished
• Laundry & utility: Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $379k.

Deal economics

• At list price, monthly cash flow is $-940 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (43.9% below list).
• Recommended offer: $213k (43.9% below list) — sets the bar for 1% rule.
• Cap rate 3.3% 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+, 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 23d 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 4 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 $28k; list at $379k implies a 1254% 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 $212,532 (43.9% 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 35 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.63%
• DSCR: 0.53
• GRM: 14.9

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: 16.2%
• Equity multiple: 2.32×
• Total profit: $140,336
• Equity at exit: $341,433

10-year hold

• IRR: 15.1%
• Equity multiple: 5.23×
• Total profit: $449,269
• Equity at exit: $736,314

Cash invested: $106,120 (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: 14.9×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,988
• Tax est. 1.5%: −$474 /mo · $5,685/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-940

Break-even live

Break-even rent $3,315

Max offer price $242,954

Occupancy floor —

Sensitivity live

Price	-10% $-678	-5% $-809	+0% $-940	+5% $-1,071	+10% $-1,202
Rent	-10% $-1,108	-5% $-1,024	+0% $-940	+5% $-856	+10% $-772
Rate	-1.0pp $-749	-0.5pp $-844	base $-940	+0.5pp $-1,038	+1.0pp $-1,138

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.03mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.16mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.18mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.18mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.30mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.44mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.58mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.62mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.73mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.74mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.75mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.80mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.83mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.88mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	1.00mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	25d	1	1.01mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	1.01mi
903 Unice Ave N Lehigh Acres, FL	3.0	2.5	2380	$3,000	$1.26	25d	1	1.01mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	1.02mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	1.03mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	1.04mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	17d	1	1.08mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	1.08mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.09mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	4d	1	1.10mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	12d	1	1.11mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	4d	1	1.12mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	1.13mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	11d	1	1.15mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	1.17mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	1.19mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	1.19mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	1.19mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	25d	1	1.19mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	1.23mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	1.27mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	1.28mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	15d	1	1.31mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	3d	1	1.31mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	1.31mi

Listing history 21 events

1. 2026-06-17
   days on market $379,000 Active 35 DOM
2. 2026-06-16
   days on market $379,000 Active 34 DOM
3. 2026-06-15
   days on market $379,000 Active 33 DOM
4. 2026-06-13
   days on market $379,000 Active 31 DOM
5. 2026-06-10
   days on market $379,000 Active 28 DOM
6. 2026-06-09
   days on market $379,000 Active 27 DOM
7. 2026-06-08
   days on market $379,000 Active 26 DOM
8. 2026-06-07
   days on market $379,000 Active 25 DOM
9. 2026-06-03
   days on market $379,000 Active 21 DOM
10. 2026-06-02
    days on market $379,000 Active 20 DOM
11. 2026-06-01
    days on market $379,000 Active 19 DOM
12. 2026-05-31
    days on market $379,000 Active 18 DOM
13. 2026-05-12
    listed $379,000 Active
14. 2026-05-05
    historical
15. 2026-02-17
    listed $379,000 Active
16. 2025-04-10
    soldstatus $28,000 Closed 395-char remark

    Show marketing remark (395 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

17. 2025-04-10
    soldstatus $28,000

    Show marketing remark (395 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

18. 2025-03-28
    status Pending 395-char remark

    Show marketing remark (395 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

19. 2025-03-28
    status Active 395-char remark

    Show marketing remark (395 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

20. 2025-03-28
    status Pending 395-char remark

    Show marketing remark (395 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

21. 2025-03-14
    listed $31,000 Active 395-char remark

    Show marketing remark (395 chars)

    GREAT LOCATION, CENTRALLY LOCATED!! Great opportunity to own this quarter acres corner lot, That is located SW Side of Lehigh Acres. Easy commute to Fort Myers, beaches, restaurants, and shopping. Situated in a rapidly growing area of town, this parcel is the perfect opportunity to build your Dream home. This lot is sure to move quickly so don't wait; it won't last long. This is a Great Lot

ⓘ 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 1/10 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: $25,504
• − Mortgage interest: −$21,230
• − Property taxes: −$5,685
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$11,025
• Taxable loss: −$18,412
• Est. tax savings @ 24.0%: +$4,419
• After-tax cash flow: $-6,863/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

+1122.6% since first listed

9 events — show timeline

• 2026-05-12 Listed $379,000 FORTMLS
• 2026-05-05 Listing Removed — FORTMLS
• 2026-02-17 Listed $379,000 FORTMLS
• 2025-04-10 Sold (Public Records) $28,000 Public Records
• 2025-04-10 Sold (MLS) $28,000 FORTMLS
• 2025-03-28 Pending — FORTMLS
• 2025-03-28 Relisted — FORTMLS
• 2025-03-28 Pending — FORTMLS
• 2025-03-14 Listed $31,000 FORTMLS

Property tax history

+17.7%/yr

Latest (2025): $432 · +10.5% YoY. Source: county tax records.