55 Xelda Ave S · Lehigh Acres, FL 33976

$312,990

4 bd · 2.0 ba · 1,650 sqft · Land · 37 Days on market

Built 2026 0.30 ac lot

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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 +7.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Ideal Lehigh Southwest location. Located just South of Lee Blvd. off Gunnery Rd. and 8th St. SW. Close access to Fort Myers. A short distance to several schools, public library and shopping. Dead end street and newer homes all around. Build your dream home here today or buy and hold for investment.

Key facts

• Large kitchen island
• Expansive great room
• Private bathroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE KITCHEN ISLAND
• EXPANSIVE GREAT ROOM
• TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No association fee listed

Exterior

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

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $313k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (29.2% below list).
• Recommended offer: $222k (29.2% 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 15d 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 37% 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $23k; list at $313k implies a 1261% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,658 (29.2% 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 37 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• 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: 19.5%
• Equity multiple: 2.57×
• Total profit: $137,766
• Equity at exit: $281,966

10-year hold

• IRR: 17.4%
• Equity multiple: 5.73×
• Total profit: $414,763
• Equity at exit: $608,071

Cash invested: $87,637 (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: $2,217 high
• Mortgage (P&I): −$1,641
• Tax est. 1.5%: −$391 /mo · $4,695/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-412

Break-even live

Break-even rent $2,738

Max offer price $253,387

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: $78,248
• Closing costs: $9,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	0.05mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.33mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.36mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.37mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.40mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.43mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.45mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.49mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	0.50mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	0.53mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	10d	1	0.57mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	0.57mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.63mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.63mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	3d	1	0.63mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.67mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	23d	1	0.68mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	0.74mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.77mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.77mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	14d	1	0.81mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	0.82mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	0.83mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.85mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.86mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	3d	1	0.92mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	3d	1	0.94mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.94mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.96mi
3732 16th St W Lehigh Acres, FL	4.0	2.0	1362	$2,000	$1.47	3d	1	1.02mi
3732 16th St W Lehigh Acres, FL	3.0	2.0	1362	$2,100	$1.54	23d	1	1.02mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	1.03mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	1.06mi
4008 15th St W Lehigh Acres, FL	3.0	2.0	1317	$1,625	$1.23	14d	1	1.08mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	1.09mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	23d	1	1.09mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.10mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	1.10mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	1.10mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.11mi

Listing history 22 events

1. 2026-06-17
   pricedays on market $312,990 Active 37 DOM
2. 2026-06-16
   days on market $314,990 Active 36 DOM
3. 2026-06-15
   days on market $314,990 Active 35 DOM
4. 2026-06-13
   days on market $314,990 Active 33 DOM
5. 2026-06-10
   days on market $314,990 Active 30 DOM
6. 2026-06-09
   days on market $314,990 Active 29 DOM
7. 2026-06-08
   days on market $314,990 Active 28 DOM
8. 2026-06-07
   days on market $314,990 Active 27 DOM
9. 2026-06-03
   days on market $314,990 Active 23 DOM
10. 2026-06-02
    days on market $314,990 Active 22 DOM
11. 2026-06-01
    days on market $314,990 Active 21 DOM
12. 2026-05-31
    days on market $314,990 Active 20 DOM
13. 2026-05-11
    listed $314,990 Active
14. 2026-02-10
    soldstatus $23,000
15. 2023-04-26
    soldstatus $21,000
16. 2023-04-25
    soldstatus $21,000 Closed 299-char remark

    Show marketing remark (299 chars)

    Ideal Lehigh Southwest location. Located just South of Lee Blvd. off Gunnery Rd. and 8th St. SW. Close access to Fort Myers. A short distance to several schools, public library and shopping. Dead end street and newer homes all around. Build your dream home here today or buy and hold for investment.

17. 2023-04-13
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Ideal Lehigh Southwest location. Located just South of Lee Blvd. off Gunnery Rd. and 8th St. SW. Close access to Fort Myers. A short distance to several schools, public library and shopping. Dead end street and newer homes all around. Build your dream home here today or buy and hold for investment.

18. 2023-03-21
    status Active 299-char remark

    Show marketing remark (299 chars)

    Ideal Lehigh Southwest location. Located just South of Lee Blvd. off Gunnery Rd. and 8th St. SW. Close access to Fort Myers. A short distance to several schools, public library and shopping. Dead end street and newer homes all around. Build your dream home here today or buy and hold for investment.

19. 2023-03-03
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Ideal Lehigh Southwest location. Located just South of Lee Blvd. off Gunnery Rd. and 8th St. SW. Close access to Fort Myers. A short distance to several schools, public library and shopping. Dead end street and newer homes all around. Build your dream home here today or buy and hold for investment.

20. 2023-02-15
    listed $22,000 Active 299-char remark

    Show marketing remark (299 chars)

    Ideal Lehigh Southwest location. Located just South of Lee Blvd. off Gunnery Rd. and 8th St. SW. Close access to Fort Myers. A short distance to several schools, public library and shopping. Dead end street and newer homes all around. Build your dream home here today or buy and hold for investment.

21. 2005-05-31
    soldstatus $35,000
22. 2005-05-31
    soldstatus $43,500

ⓘ 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 6 d/yr ≥107°F today · 22 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: $26,599
• − Mortgage interest: −$17,532
• − Property taxes: −$4,695
• − Insurance: −$1,565
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$9,105
• Taxable loss: −$10,554
• Est. tax savings @ 24.0%: +$2,533
• After-tax cash flow: $-2,410/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

+800.0% since first listed

10 events — show timeline

• 2026-05-11 Listed $314,990 FORTMLS
• 2026-02-10 Sold (Public Records) $23,000 Public Records
• 2023-04-26 Sold (Public Records) $21,000 Public Records
• 2023-04-25 Sold (MLS) $21,000 FORTMLS
• 2023-04-13 Pending — FORTMLS
• 2023-03-21 Relisted — FORTMLS
• 2023-03-03 Pending — FORTMLS
• 2023-02-15 Listed $22,000 FORTMLS
• 2005-05-31 Sold (Public Records) $43,500 Public Records
• 2005-05-31 Sold (Public Records) $35,000 Public Records

Property tax history

+19.4%/yr

Latest (2025): $543 · +11.5% YoY. Source: county tax records.