2512 27th St W · Lehigh Acres, FL 33971

$279,990

4 bd · 2.0 ba · 1,426 sqft · Land · 94 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great spacious lot (. 252 acres) with no trees, just some easily cleared off underbrush and shrubs. The lot is also one of the lowest priced lots in the area! A lot of new construction happening all over. Don't miss out on this opportunity - lot prices have been increasing with Lehigh Acres exploding in growth! This desirable lot is a fast growing part of Lehigh Acres and is ready for you to build your new home on! Not far to grocery stores, schools and other amenities. - Major airport just a quick drive away (RSW Southwest International Airport), as well as other adventures to explore: Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), Hammond Stadium (Home of the Twins spring training). Activities nearby include Lehigh Acres Community Park North; Lehigh Acres Trailhead Park; Lee County Manatee Park offering waterfront park providing paved trails, up-close views of manatees, an amphitheater & kayak rentals; Caloosahatchee Regional Park with sprawling, nearly 770-acre park featuring trails for mountain biking & hiking plus campsites & more. SW Florida living is truly paradise!

Key facts

• Open floor plan
• Quartz countertops
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINETS
• SPACIOUS KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• TILE-PLANK FLOORING
• VAULTED CEILINGS

Property features AI

Finance

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

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Security/high impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; New construction; Entry level: 1; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open porch; Patio/porch; Security/high impact doors; Rectangular lot; Lot exposures to the north; Irrigation from well

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Pantry
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Family/dining room; Open living/dining layout; Pantry; Cable TV ready; Walk-in closets; Split bedroom floorplan; Single hung windows; Impact glass 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 $280k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.4% below list).
• Recommended offer: $220k (21.4% 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 24d 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 34% 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 94 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $280k implies a 1547% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,965 (21.4% 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 94 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.6

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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-64,345
• Equity at exit: $41,747

10-year hold

• IRR: -32.8%
• Equity multiple: -0.24×
• Total profit: $-96,983
• Equity at exit: $24,208

Cash invested: $78,397 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-197

Break-even live

Break-even rent $2,449

Max offer price $251,451

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 25th St W Lehigh Acres, FL	3.0	2.0	1633	$2,300	$1.41	23d	1	0.19mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	14d	1	0.36mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.36mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	3d	1	0.43mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	0.49mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	16d	1	0.52mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	3d	1	0.54mi
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	3d	1	0.55mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	23d	1	0.59mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	23d	1	0.60mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	19d	1	0.60mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	19d	1	0.60mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	3d	1	0.67mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	23d	1	0.73mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	23d	1	0.76mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	3d	1	0.76mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	23d	1	0.84mi
1407 W 10th St Lehigh Acres, FL	3.0	2.0	1407	$1,700	$1.21	23d	1	0.85mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	23d	1	0.87mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	23d	1	0.97mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.00mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	1.00mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	1.09mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	1.09mi
1113-1115 W 12th St Lehigh Acres, FL	3.0	2.0	1600	$1,800	$1.12	23d	1	1.10mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	23d	1	1.10mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	1.12mi
1103 W 10th St Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	1.14mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	1.16mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	1.18mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	23d	1	1.19mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	14d	1	1.22mi
1006 W 12th St Unit B Lehigh Acres, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	1.24mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	1.24mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	23d	1	1.29mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	1.30mi
8071 Liriope Loop Lehigh Acres, FL	3.0	2.0	1757	$1,900	$1.08	23d	1	1.30mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.33mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.33mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	1.34mi

Listing history 18 events

1. 2026-05-21
   status Pending
2. 2026-05-13
   price $279,990
3. 2026-05-06
   price $282,990
4. 2026-04-29
   price $284,990
5. 2026-04-24
   price $285,990
6. 2026-04-22
   price $288,990
7. 2026-04-15
   price $289,490
8. 2026-04-08
   price $289,990
9. 2026-04-01
   price $291,990
10. 2026-03-24
    price $293,990
11. 2026-03-18
    price $296,990
12. 2026-03-11
    price $298,990
13. 2026-03-04
    price $299,990
14. 2026-02-16
    listed $303,990 Active
15. 2025-10-30
    soldstatus $17,000
16. 2025-10-29
    soldstatus $23,500 Sold 1133-char remark

    Show marketing remark (1133 chars)

    Great spacious lot (. 252 acres) with no trees, just some easily cleared off underbrush and shrubs. The lot is also one of the lowest priced lots in the area! A lot of new construction happening all over. Don't miss out on this opportunity - lot prices have been increasing with Lehigh Acres exploding in growth! This desirable lot is a fast growing part of Lehigh Acres and is ready for you to build your new home on! Not far to grocery stores, schools and other amenities. - Major airport just a quick drive away (RSW Southwest International Airport), as well as other adventures to explore: Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), Hammond Stadium (Home of the Twins spring training). Activities nearby include Lehigh Acres Community Park North; Lehigh Acres Trailhead Park; Lee County Manatee Park offering waterfront park providing paved trails, up-close views of manatees, an amphitheater & kayak rentals; Caloosahatchee Regional Park with sprawling, nearly 770-acre park featuring trails for mountain biking & hiking plus campsites & more. SW Florida living is truly paradise!

17. 2025-10-02
    status Active 1133-char remark

    Show marketing remark (1133 chars)

    Great spacious lot (. 252 acres) with no trees, just some easily cleared off underbrush and shrubs. The lot is also one of the lowest priced lots in the area! A lot of new construction happening all over. Don't miss out on this opportunity - lot prices have been increasing with Lehigh Acres exploding in growth! This desirable lot is a fast growing part of Lehigh Acres and is ready for you to build your new home on! Not far to grocery stores, schools and other amenities. - Major airport just a quick drive away (RSW Southwest International Airport), as well as other adventures to explore: Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), Hammond Stadium (Home of the Twins spring training). Activities nearby include Lehigh Acres Community Park North; Lehigh Acres Trailhead Park; Lee County Manatee Park offering waterfront park providing paved trails, up-close views of manatees, an amphitheater & kayak rentals; Caloosahatchee Regional Park with sprawling, nearly 770-acre park featuring trails for mountain biking & hiking plus campsites & more. SW Florida living is truly paradise!

18. 2025-09-14
    listed $25,500 Active 1133-char remark

    Show marketing remark (1133 chars)

    Great spacious lot (. 252 acres) with no trees, just some easily cleared off underbrush and shrubs. The lot is also one of the lowest priced lots in the area! A lot of new construction happening all over. Don't miss out on this opportunity - lot prices have been increasing with Lehigh Acres exploding in growth! This desirable lot is a fast growing part of Lehigh Acres and is ready for you to build your new home on! Not far to grocery stores, schools and other amenities. - Major airport just a quick drive away (RSW Southwest International Airport), as well as other adventures to explore: Fort Myers Beach, JetBlue Stadium (Home of the Red Sox spring training), Hammond Stadium (Home of the Twins spring training). Activities nearby include Lehigh Acres Community Park North; Lehigh Acres Trailhead Park; Lee County Manatee Park offering waterfront park providing paved trails, up-close views of manatees, an amphitheater & kayak rentals; Caloosahatchee Regional Park with sprawling, nearly 770-acre park featuring trails for mountain biking & hiking plus campsites & more. SW Florida living is truly paradise!

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $26,396
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$8,145
• Taxable loss: −$7,256
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $-625/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

+998.0% since first listed

18 events — show timeline

• 2026-05-21 Pending — FORTMLS
• 2026-05-13 Price Changed $279,990 FORTMLS
• 2026-05-06 Price Changed $282,990 FORTMLS
• 2026-04-29 Price Changed $284,990 FORTMLS
• 2026-04-24 Price Changed $285,990 FORTMLS
• 2026-04-22 Price Changed $288,990 FORTMLS
• 2026-04-15 Price Changed $289,490 FORTMLS
• 2026-04-08 Price Changed $289,990 FORTMLS
• 2026-04-01 Price Changed $291,990 FORTMLS
• 2026-03-24 Price Changed $293,990 FORTMLS
• 2026-03-18 Price Changed $296,990 FORTMLS
• 2026-03-11 Price Changed $298,990 FORTMLS
• 2026-03-04 Price Changed $299,990 FORTMLS
• 2026-02-16 Listed $303,990 FORTMLS
• 2025-10-30 Sold (Public Records) $17,000 Public Records
• 2025-10-29 Sold (MLS) $23,500 BEARMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-09-14 Listed $25,500 BEARMLS

Property tax history

+18.8%/yr

Latest (2025): $413 · +11.9% YoY. Source: county tax records.