3309 75th St W · Lehigh Acres, FL 33971

$278,990

3 bd · 2.0 ba · 1,285 sqft · Land · 36 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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single Family Vacant lot NOT IN A FLOOD ZONE, NO HOA FEES -- in a rapidly appreciating area of Lehigh Acres. New homes in the high $200's are being built daily. .. A nice location close to RT80 and I75 -- HALF ACRE LOTS ARE HARD TO FIND * * Adjacent 1/4 ACRE LOT CAN BE PURCHASED WITH lot. 3311 75TH ST W . GET IN ON THE GROUND FLOOR as prices keep increasing in this area ---

Key facts

• Vaulted ceiling
• Sliding glass doors
• Breezy lanai

Tags

• OPEN-CONCEPT FLOORPLAN
• UPGRADED PLANK TILE FLOORS
• VAULTED CEILING
• SLIDING GLASS DOORS
• BREEZY LANAI
• ISLAND-STYLE LAYOUT

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry at level 1; Facing north; Currently under construction
• Construction: Built with block, concrete and stucco; Shingle roof; Well (irrigation) as water source
• Exterior features: Security/high impact doors; Automatic sprinkler/irrigation system; Patio; Open patio/porch; Room for a pool; Oversized lot; Paved road access; South-facing exposure

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator with ice maker
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks in bathroom; Eat-in kitchen; Pantry; Shower-only bathroom with separate shower; Cable TV wiring; Vaulted ceilings; Walk-in closets; Split bedroom floorplan; Main level primary bedroom
• Laundry & utility: Washer hookup inside; Dryer hookup 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 $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (27.5% below list).
• Recommended offer: $202k (27.5% 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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 36 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $37k; list at $279k implies a 662% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,222 (27.5% 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 36 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 11.5

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-72,153
• Equity at exit: $41,598

10-year hold

• IRR: -44.4%
• Equity multiple: -0.44×
• Total profit: $-112,712
• Equity at exit: $24,122

Cash invested: $78,117 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-330

Break-even live

Break-even rent $2,441

Max offer price $231,169

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: $69,748
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	23d	1	0.28mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	15d	1	0.29mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	14d	1	0.37mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	3d	1	0.40mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	3d	1	0.40mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	3d	1	0.47mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	11d	1	0.50mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	15d	1	0.51mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	3d	1	0.56mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	0.58mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.59mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	23d	1	0.61mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.69mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.70mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.71mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	0.81mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	15d	1	0.86mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.87mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	3d	1	0.89mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.91mi
6151 Hershey Ave Fort Myers, FL	3.0	2.0	1616	$2,100	$1.30	23d	1	0.94mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.95mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	21d	1	0.98mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.99mi
14680 Portico Blvd Fort Myers, FL	3.0	3.0	1850	$6,000	$3.24	23d	1	0.99mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	14d	1	1.03mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	13d	1	1.03mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	1.07mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	2d	1	1.08mi
6064 Laurelwood Dr Fort Myers, FL	3.0	2.0	1200	$1,550	$1.29	1d	1	1.10mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	1d	1	1.13mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	1.13mi
14638 Cantabria Dr Fort Myers, FL	3.0	3.0	1849	$2,200	$1.19	23d	1	1.18mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	1.25mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	15d	1	1.25mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	1.26mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	1.28mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	1.28mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	1d	1	1.37mi
15423 Cemetery Rd Fort Myers, FL	3.0	2.0	1127	$1,495	$1.33	2d	1	1.38mi

Listing history 30 events

1. 2026-06-17
   days on market $278,990 Active 36 DOM
2. 2026-06-16
   days on market $278,990 Active 35 DOM
3. 2026-06-15
   days on market $278,990 Active 34 DOM
4. 2026-06-13
   days on market $278,990 Active 32 DOM
5. 2026-06-10
   remarks 685-char remark
6. 2026-06-10
   days on market $278,990 Active 29 DOM
7. 2026-06-09
   days on market $278,990 Active 28 DOM
8. 2026-06-08
   days on market $278,990 Active 27 DOM
9. 2026-06-07
   days on market $278,990 Active 26 DOM
10. 2026-06-03
    days on market $278,990 Active 22 DOM
11. 2026-06-02
    days on market $278,990 Active 21 DOM
12. 2026-06-01
    days on market $278,990 Active 20 DOM
13. 2026-05-31
    days on market $278,990 Active 19 DOM
14. 2026-05-12
    listed $278,990 Active
15. 2025-09-25
    soldstatus $36,600
16. 2022-02-09
    soldstatus $11,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Single Family Vacant lot NOT IN A FLOOD ZONE, NO HOA FEES -- in a rapidly appreciating area of Lehigh Acres. New homes in the high $200's are being built daily. .. A nice location close to RT80 and I75 -- HALF ACRE LOTS ARE HARD TO FIND * * Adjacent 1/4 ACRE LOT CAN BE PURCHASED WITH lot. 3311 75TH ST W . GET IN ON THE GROUND FLOOR as prices keep increasing in this area ---

17. 2022-02-04
    soldstatus $11,000
18. 2022-01-10
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Single Family Vacant lot NOT IN A FLOOD ZONE, NO HOA FEES -- in a rapidly appreciating area of Lehigh Acres. New homes in the high $200's are being built daily. .. A nice location close to RT80 and I75 -- HALF ACRE LOTS ARE HARD TO FIND * * Adjacent 1/4 ACRE LOT CAN BE PURCHASED WITH lot. 3311 75TH ST W . GET IN ON THE GROUND FLOOR as prices keep increasing in this area ---

19. 2021-12-16
    listed $12,500 Active 388-char remark

    Show marketing remark (388 chars)

    Single Family Vacant lot NOT IN A FLOOD ZONE, NO HOA FEES -- in a rapidly appreciating area of Lehigh Acres. New homes in the high $200's are being built daily. .. A nice location close to RT80 and I75 -- HALF ACRE LOTS ARE HARD TO FIND * * Adjacent 1/4 ACRE LOT CAN BE PURCHASED WITH lot. 3311 75TH ST W . GET IN ON THE GROUND FLOOR as prices keep increasing in this area ---

20. 2021-03-31
    soldstatus $13,501
21. 2021-03-22
    soldstatus $6,750 Closed 247-char remark

    Show marketing remark (247 chars)

    THIS PROPERTY HAS TO BE SOLD WITH THE ADJOINING PROPERTY 3311 75TH ST W IN A PACKAGE PRICE OF $ 13,000.00. THE SELLER HAS SEVERAL LOTS AVAILABLE IN SEVERAL LOCATIONS THROUGHOUT LEHIGH ACRES. LIST AVAILABLE UPON REQUEST. BUYER TO PAY FOR TITLE WORK

22. 2021-03-02
    status Pending 247-char remark

    Show marketing remark (247 chars)

    THIS PROPERTY HAS TO BE SOLD WITH THE ADJOINING PROPERTY 3311 75TH ST W IN A PACKAGE PRICE OF $ 13,000.00. THE SELLER HAS SEVERAL LOTS AVAILABLE IN SEVERAL LOCATIONS THROUGHOUT LEHIGH ACRES. LIST AVAILABLE UPON REQUEST. BUYER TO PAY FOR TITLE WORK

23. 2021-01-14
    price $6,500 247-char remark

    Show marketing remark (247 chars)

    THIS PROPERTY HAS TO BE SOLD WITH THE ADJOINING PROPERTY 3311 75TH ST W IN A PACKAGE PRICE OF $ 13,000.00. THE SELLER HAS SEVERAL LOTS AVAILABLE IN SEVERAL LOCATIONS THROUGHOUT LEHIGH ACRES. LIST AVAILABLE UPON REQUEST. BUYER TO PAY FOR TITLE WORK

24. 2020-09-29
    listed $6,000 Active 247-char remark

    Show marketing remark (247 chars)

    THIS PROPERTY HAS TO BE SOLD WITH THE ADJOINING PROPERTY 3311 75TH ST W IN A PACKAGE PRICE OF $ 13,000.00. THE SELLER HAS SEVERAL LOTS AVAILABLE IN SEVERAL LOCATIONS THROUGHOUT LEHIGH ACRES. LIST AVAILABLE UPON REQUEST. BUYER TO PAY FOR TITLE WORK

25. 2020-07-26
    historical
26. 2020-01-27
    listed $6,000 Active
27. 2012-04-20
    soldstatus $100,800
28. 2012-03-22
    soldstatus $4,800
29. 2012-03-21
    soldstatus $1,600
30. 2012-03-06
    price $2,500

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $24,267
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$8,116
• Taxable loss: −$8,940
• Est. tax savings @ 24.0%: +$2,146
• After-tax cash flow: $-1,820/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

+11059.6% since first listed

17 events — show timeline

• 2026-05-12 Listed $278,990 FORTMLS
• 2025-09-25 Sold (Public Records) $36,600 Public Records
• 2022-02-09 Sold (MLS) $11,000 FORTMLS
• 2022-02-04 Sold (Public Records) $11,000 Public Records
• 2022-01-10 Pending — FORTMLS
• 2021-12-16 Listed $12,500 FORTMLS
• 2021-03-31 Sold (Public Records) $13,501 Public Records
• 2021-03-22 Sold (MLS) $6,750 FORTMLS
• 2021-03-02 Pending — FORTMLS
• 2021-01-14 Price Changed $6,500 FORTMLS
• 2020-09-29 Listed $6,000 FORTMLS
• 2020-07-26 Listing Removed — FORTMLS
• 2020-01-27 Listed $6,000 FORTMLS
• 2012-04-20 Sold (Public Records) $100,800 Public Records
• 2012-03-22 Sold (Public Records) $4,800 Public Records
• 2012-03-21 Sold (MLS) $1,600 FORTMLS
• 2012-03-06 Price Changed $2,500 FORTMLS

Property tax history

+19.0%/yr

Latest (2025): $433 · +9.7% YoY. Source: county tax records.