3115 2nd St SW · Lehigh Acres, FL 33976

$369,000

3 bd · 2.0 ba · 1,780 sqft · Land · 26 Days on market

Built 2026

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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 +5.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this stunning modern NEW CONSTRUCTION home at 3115 2nd St SW, Lehigh Acres, FL 33976. Featuring 1,780 sq ft of living area on a desirable corner lot, this residence was designed with today’s buyer in mind—clean lines, open spaces, and stylish finishes throughout. Step inside to a bright, open-concept layout with a spacious living and dining area that flows seamlessly into the kitchen—perfect for entertaining and everyday living. The interior showcases a sleek, contemporary look with modern lighting, updated fixtures, and a fresh, neutral palette that complements any décor. The kitchen offers a modern feel with ample cabinetry and workspace, ideal for meal prep and hosting. This home includes 3 bedrooms + a den (great for a home office, playroom, or guest space), 2 bathrooms, and a double garage. The primary suite is thoughtfully laid out with a comfortable bedroom space and a private bath, while the additional bedrooms offer flexibility for family or guests. Additional highlights include impact windows and a washer & dryer included for added convenience. Conveniently located just 2 minutes from Lee Blvd and Sunshine Blvd, you’ll have quick access to shopping, dining, schools, and major roadways. A fantastic opportunity for homeowners or investors—schedule your private showing today!

Key facts

• New construction
• Spacious living area
• Updated fixtures

Tags

• NEW CONSTRUCTION
• CORNER LOT
• OPEN CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• MODERN LIGHTING
• UPDATED FIXTURES

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with door opener; Covered parking for 2
• Security: Smoke detectors
• Utilities: Well water; Septic tank
• Home design: Single-story; New construction
• Construction: Block and stucco construction; Shingle roof
• Exterior features: Patio; Quarter- to half-acre lot; Northeast-facing

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Pantry
• Bedrooms: Main-level bedroom(s)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Bedroom on main level; Dual sinks in bath; First-floor entry; Living/dining room; Main-level primary bedroom; Pantry; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry tub; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $-799 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (39.9% below list).
• Recommended offer: $222k (39.9% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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 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 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 7 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 $48k; list at $369k implies a 674% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,688 (39.9% 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. 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: 0.60% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 13.9

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: 17.1%
• Equity multiple: 2.39×
• Total profit: $143,632
• Equity at exit: $332,424

10-year hold

• IRR: 15.7%
• Equity multiple: 5.37×
• Total profit: $451,411
• Equity at exit: $716,886

Cash invested: $103,320 (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: 13.9×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-799

Break-even live

Break-even rent $3,228

Max offer price $253,421

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.47mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.57mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	0.58mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.65mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.68mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.68mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.72mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	0.75mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.76mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	0.78mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.78mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	0.78mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	0.79mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.82mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.83mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.85mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.88mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.88mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.89mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	19d	1	0.93mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.93mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	23d	1	0.96mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	1.01mi
903 Unice Ave N Lehigh Acres, FL	3.0	2.5	2380	$3,000	$1.26	23d	1	1.01mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	1.07mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	23d	1	1.08mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	1.09mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	1.09mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	1.09mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	1.13mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	3d	1	1.16mi
2820 14th St W Lehigh Acres, FL	3.0	2.0	2007	$2,791	$1.39	3d	1	1.17mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	1.21mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.23mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.26mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	1.27mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	23d	1	1.28mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	1.28mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	10d	1	1.31mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.31mi

Listing history 29 events

1. 2026-06-17
   days on market $369,000 Active 26 DOM
2. 2026-06-16
   days on market $369,000 Active 25 DOM
3. 2026-06-15
   days on market $369,000 Active 24 DOM
4. 2026-06-13
   days on market $369,000 Active 22 DOM
5. 2026-06-10
   days on market $369,000 Active 19 DOM
6. 2026-06-09
   days on market $369,000 Active 18 DOM
7. 2026-06-08
   days on market $369,000 Active 17 DOM
8. 2026-06-07
   days on market $369,000 Active 16 DOM
9. 2026-06-03
   days on market $369,000 Active 12 DOM
10. 2026-06-02
    days on market $369,000 Active 11 DOM
11. 2026-06-01
    days on market $369,000 Active 10 DOM
12. 2026-05-31
    days on market $369,000 Active 9 DOM
13. 2026-05-22
    listed $369,000 Active
14. 2026-05-18
    historical

    Show marketing remark (1357 chars)

    Welcome to this stunning modern NEW CONSTRUCTION home at 3115 2nd St SW, Lehigh Acres, FL 33976. Featuring 1,780 sq ft of living area on a desirable corner lot, this residence was designed with today’s buyer in mind—clean lines, open spaces, and stylish finishes throughout. Step inside to a bright, open-concept layout with a spacious living and dining area that flows seamlessly into the kitchen—perfect for entertaining and everyday living. The interior showcases a sleek, contemporary look with modern lighting, updated fixtures, and a fresh, neutral palette that complements any décor. The kitchen offers a modern feel with ample cabinetry and workspace, ideal for meal prep and hosting. This home includes 3 bedrooms + a den (great for a home office, playroom, or guest space), 2 bathrooms, and a double garage. The primary suite is thoughtfully laid out with a comfortable bedroom space and a private bath, while the additional bedrooms offer flexibility for family or guests. Additional highlights include impact windows and a washer & dryer included for added convenience. Conveniently located just 2 minutes from Lee Blvd and Sunshine Blvd, you’ll have quick access to shopping, dining, schools, and major roadways. A fantastic opportunity for homeowners or investors—schedule your private showing today!

15. 2026-05-18
    listed $369,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    Welcome to this stunning modern NEW CONSTRUCTION home at 3115 2nd St SW, Lehigh Acres, FL 33976. Featuring 1,780 sq ft of living area on a desirable corner lot, this residence was designed with today’s buyer in mind—clean lines, open spaces, and stylish finishes throughout. Step inside to a bright, open-concept layout with a spacious living and dining area that flows seamlessly into the kitchen—perfect for entertaining and everyday living. The interior showcases a sleek, contemporary look with modern lighting, updated fixtures, and a fresh, neutral palette that complements any décor. The kitchen offers a modern feel with ample cabinetry and workspace, ideal for meal prep and hosting. This home includes 3 bedrooms + a den (great for a home office, playroom, or guest space), 2 bathrooms, and a double garage. The primary suite is thoughtfully laid out with a comfortable bedroom space and a private bath, while the additional bedrooms offer flexibility for family or guests. Additional highlights include impact windows and a washer & dryer included for added convenience. Conveniently located just 2 minutes from Lee Blvd and Sunshine Blvd, you’ll have quick access to shopping, dining, schools, and major roadways. A fantastic opportunity for homeowners or investors—schedule your private showing today!

16. 2026-05-18
    listed $369,000 Active

    Show marketing remark (1357 chars)

    Welcome to this stunning modern NEW CONSTRUCTION home at 3115 2nd St SW, Lehigh Acres, FL 33976. Featuring 1,780 sq ft of living area on a desirable corner lot, this residence was designed with today’s buyer in mind—clean lines, open spaces, and stylish finishes throughout. Step inside to a bright, open-concept layout with a spacious living and dining area that flows seamlessly into the kitchen—perfect for entertaining and everyday living. The interior showcases a sleek, contemporary look with modern lighting, updated fixtures, and a fresh, neutral palette that complements any décor. The kitchen offers a modern feel with ample cabinetry and workspace, ideal for meal prep and hosting. This home includes 3 bedrooms + a den (great for a home office, playroom, or guest space), 2 bathrooms, and a double garage. The primary suite is thoughtfully laid out with a comfortable bedroom space and a private bath, while the additional bedrooms offer flexibility for family or guests. Additional highlights include impact windows and a washer & dryer included for added convenience. Conveniently located just 2 minutes from Lee Blvd and Sunshine Blvd, you’ll have quick access to shopping, dining, schools, and major roadways. A fantastic opportunity for homeowners or investors—schedule your private showing today!

17. 2026-05-14
    historical
18. 2026-04-23
    listed $369,000 Active
19. 2026-04-22
    listed $369,000 Active
20. 2026-04-17
    historical
21. 2026-04-15
    historical
22. 2026-04-10
    price $384,000
23. 2026-04-10
    price $384,000
24. 2026-02-24
    price $385,000
25. 2026-02-20
    price $385,000
26. 2026-02-17
    listed $38,500 Active
27. 2025-11-26
    listed $390,000 Active
28. 2018-07-26
    soldstatus $47,700
29. 2004-12-06
    soldstatus $20,900

ⓘ 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 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $26,603
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$10,735
• Taxable loss: −$16,438
• Est. tax savings @ 24.0%: +$3,945
• After-tax cash flow: $-5,640/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

+1665.6% since first listed

17 events — show timeline

• 2026-05-22 Listed $369,000 MARMLS
• 2026-05-18 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $369,000 FORTMLS
• 2026-05-18 Listing Removed — MARMLS
• 2026-05-14 Listing Removed — FORTMLS
• 2026-04-23 Listed $369,000 MARMLS
• 2026-04-22 Listed $369,000 FORTMLS
• 2026-04-17 Listing Removed — FORTMLS
• 2026-04-15 Listing Removed — MARMLS
• 2026-04-10 Price Changed $384,000 FORTMLS
• 2026-04-10 Price Changed $384,000 MARMLS
• 2026-02-24 Price Changed $385,000 MARMLS
• 2026-02-20 Price Changed $385,000 FORTMLS
• 2026-02-17 Listed $38,500 FORTMLS
• 2025-11-26 Listed $390,000 MARMLS
• 2018-07-26 Sold (Public Records) $47,700 Public Records
• 2004-12-06 Sold (Public Records) $20,900 Public Records

Property tax history

+17.8%/yr

Latest (2025): $434 · +10.7% YoY. Source: county tax records.