4108 10th St SW · Lehigh Acres, FL 33976

$100,000

3 bd · 2.0 ba · 1,453 sqft · SingleFamily public records · 1 Days on market

Built 1983 0.25 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

This is a distressed property, vacant for several years. Cash only buyers. New roof installed in 2017. Small shed/outbuilding but also very distressed. 4' chain link fence surrounds the property. 10th Street SW is a very nice street, mostly upscale homes, some new construction.

Key facts

• 0.25 acre lot
• Parking
• Built 1983

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fees listed as $0; Association covers road maintenance, sewer, and trash

Exterior

• Parking: Driveway (unpaved)
• Utilities: Well water; Sewer assessment paid; Cable not available
• Home design: Single-story home; Shingle roof; Faces north
• Construction: Block, concrete, and stucco construction
• Exterior features: Fence; Lanai; Porch; Screened porch; Outbuilding; Rectangular lot; Lot dimensions approximately 60 x 100; Public maintained road; Property faces north; Lot exposure to the south; Zoned RS-1; Known damage noted in property condition

Interior

• Kitchen: Cooktop; Freezer
• Bedrooms: Primary bedroom on main level; Screened porch listed as a room type
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Single hung windows; Partially furnished; Built-in features; Closet cabinetry; Dual sinks; Family/Dining room; Living/Dining room; Main level primary bedroom; Pantry; Sitting area in primary; Tub/shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.4% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 25d 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $67k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $306,583
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4109 11th St SW	0.09mi	3/2.0	1,426 (-2%)	11mo	$288,000	$202	84
4203 11th St SW	0.15mi	3/2.0	1,392 (-4%)	10mo	$285,000	$205	78
4000 10th St SW	0.22mi	3/2.0	1,407 (-3%)	12mo	$270,000	$192	74
4119 13th St SW	0.23mi	3/2.0	1,650 (+14%)	2mo	$345,000	$209	65
3913 16th St W	0.55mi	3/2.0	1,328 (-9%)	1mo	$279,999	$211	60
58 Curtis Ave S	0.58mi	3/2.0	1,372 (-6%)	14mo	$284,990	$208	52
101 Eric Ave N	0.69mi	3/2.0	1,536 (+6%)	8mo	$360,000	$234	51
4300 13th St SW	0.33mi	3/2.0	1,630 (+12%)	18mo	$370,000	$227	49
54 Brian Ave S	0.66mi	3/2.0	1,604 (+10%)	11mo	$330,000	$206	43
4208 17th St SW	0.50mi	3/2.0	1,272 (-12%)	19mo	$275,000	$216	40
812 Floyd Ave S	0.41mi	3/2.0	1,247 (-14%)	22mo	$277,000	$222	39
3807 1st St SW	0.67mi	3/2.0	1,550 (+7%)	23mo	$370,000	$239	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 4.46×
• Total profit: $97,003
• Equity at exit: $90,088

10-year hold

• IRR: 39.6%
• Equity multiple: 9.49×
• Total profit: $237,640
• Equity at exit: $194,278

Cash invested: $28,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$524
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $757

Break-even live

Break-even rent $1,005

Max offer price $100,000

Occupancy floor 56%

Sensitivity live

Price	-10% $813	-5% $785	+0% $757	+5% $728	+10% $700
Rent	-10% $602	-5% $679	+0% $757	+5% $834	+10% $912
Rate	-1.0pp $807	-0.5pp $782	base $757	+0.5pp $731	+1.0pp $705

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.23mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.28mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	0.35mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.37mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	0.46mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	3d	1	0.56mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	20d	1	0.62mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	22d	1	0.63mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	14d	1	0.63mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.64mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	0.65mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	4d	1	0.66mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	24d	1	0.67mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	0.69mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.70mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	11d	1	0.73mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	24d	1	0.73mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	4d	1	0.73mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.74mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.75mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.75mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	4d	1	0.76mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	24d	1	0.76mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.76mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	0.78mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	4d	1	0.78mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	24d	1	0.79mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	16d	1	0.79mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.79mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	24d	1	0.80mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	0.82mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	24d	1	0.83mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	20d	1	0.84mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	24d	1	0.84mi
119 Gordon Ave S Lehigh Acres, FL	2.0	1.0	1560	$1,395	$0.89	24d	1	0.84mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	24d	1	0.86mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	24d	1	0.86mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	3d	1	0.86mi
227 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.90mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	20d	1	0.90mi

Listing history 2 events

1. 2026-05-31
   remarks 279-char remark
2. 2026-05-31
   listed $100,000 Pending 1 DOM

ⓘ 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: $2,733 · $228/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 32 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: $23,553
• − Mortgage interest: −$5,602
• − Property taxes: −$2,733
• − Insurance: −$500
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$2,909
• Taxable income: $8,041
• Est. tax owed @ 24.0%: −$1,930
• After-tax cash flow: $7,151/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

+49.3% since first listed

3 events — show timeline

• 2026-05-30 Pending — FORTMLS
• 2026-05-24 Listed $100,000 FORTMLS
• 1996-05-14 Sold (Public Records) $67,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,733 · -1.2% YoY. Source: county tax records.