4116 2nd St SW · Lehigh Acres, FL 33976

$299,900

3 bd · 2.0 ba · 1,430 sqft · Land · 129 Days on market

Built 2025 0.25 ac lot ↓ 12% since listing

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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
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0

Listing remarks

Beautiful 3 bedroom 2 bath home in quiet area of Lehigh Acres close to shopping and 75. Home features upgraded kitchen with waterfall island and soft close wood cabinets. Tile flooring throughout the entire house. Come check it out.

Key facts

• Upgraded kitchen
• Tile flooring
• Waterfall island

Tags

• UPGRADED KITCHEN
• WATERFALL ISLAND
• SOFT CLOSE WOOD CABINETS
• TILE FLOORING

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Patio; Paved road access; Rectangular lot; North exposure

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Vaulted ceilings; Open living/dining area; Separate shower; Shower-only bathroom; Single-hung windows; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (35.5% below list).
• Recommended offer: $194k (35.5% 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 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 32% 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,557 (35.5% 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 129 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 12.9

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: 21.1%
• Equity multiple: 2.70×
• Total profit: $142,338
• Equity at exit: $270,174

10-year hold

• IRR: 18.6%
• Equity multiple: 6.01×
• Total profit: $420,615
• Equity at exit: $582,640

Cash invested: $83,972 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-238

Break-even live

Break-even rent $2,237

Max offer price $257,838

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-153	+0% $-238	+5% $-323	+10% $-408
Rent	-10% $-391	-5% $-315	+0% $-238	+5% $-162	+10% $-85
Rate	-1.0pp $-87	-0.5pp $-162	base $-238	+0.5pp $-316	+1.0pp $-395

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	4d	1	0.17mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.38mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	20d	1	0.39mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	0.43mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	24d	1	0.45mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	0.45mi
119 Gordon Ave S Lehigh Acres, FL	2.0	1.0	1560	$1,395	$0.89	24d	1	0.48mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	0.48mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	24d	1	0.51mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	4d	1	0.51mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	24d	1	0.52mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	4d	1	0.52mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	17d	1	0.53mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	15d	1	0.55mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	20d	1	0.55mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.56mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.58mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	24d	1	0.62mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	4d	1	0.63mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	24d	1	0.64mi
207 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1151	$1,399	$1.22	4d	1	0.66mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	24d	1	0.67mi
227 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.67mi
113 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	22d	1	0.67mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	22d	1	0.69mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	24d	1	0.70mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	24d	1	0.72mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.73mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	24d	1	0.76mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	22d	1	0.77mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	11d	1	0.77mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	0.77mi
214 Ichabod Ave Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	4d	1	0.81mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	4d	1	0.82mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	4d	1	0.83mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	0.85mi
151 Pine Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	4d	1	0.88mi
149 Pine Ln Lehigh Acres, FL	3.0	2.0	1196	$1,660	$1.39	4d	1	0.88mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	24d	1	0.89mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.93mi

Listing history 13 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   price $299,900
3. 2026-05-02
   price $305,900
4. 2026-03-26
   price $309,900
5. 2026-02-20
   price $314,900
6. 2026-01-02
   listed $319,800 Active
7. 2025-07-02
   historical
8. 2025-06-18
   status Active
9. 2025-04-05
   status Pending
10. 2025-03-22
    price $323,900
11. 2025-03-21
    price $223,900
12. 2025-01-31
    price $329,900
13. 2025-01-02
    listed $339,900 Active

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,655/yr (+$138/mo · 198.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 29 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: $23,227
• − Mortgage interest: −$16,799
• − Property taxes: −$834
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$8,724
• Taxable loss: −$8,347
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-854/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

-11.8% since first listed

13 events — show timeline

• 2026-05-11 Pending — FORTMLS
• 2026-05-07 Price Changed $299,900 FORTMLS
• 2026-05-02 Price Changed $305,900 FORTMLS
• 2026-03-26 Price Changed $309,900 FORTMLS
• 2026-02-20 Price Changed $314,900 FORTMLS
• 2026-01-02 Listed $319,800 FORTMLS
• 2025-07-02 Listing Removed — FORTMLS
• 2025-06-18 Relisted — FORTMLS
• 2025-04-05 Pending — FORTMLS
• 2025-03-22 Price Changed $323,900 FORTMLS
• 2025-03-21 Price Changed $223,900 FORTMLS
• 2025-01-31 Price Changed $329,900 FORTMLS
• 2025-01-02 Listed $339,900 FORTMLS

Property tax history

+67.0%/yr

Latest (2025): $834 · +96.9% YoY. Source: county tax records.