3808 27th St SW · Lehigh Acres, FL 33976

$289,900

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 366 Days on market

Built 2006 0.25 ac lot Est $387k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

THIS IS NOT A SHORT SALE!! SELLER WANTS OFFERS!! This affordable 3 bedroom, 2 bath, 2 car garage yard with room for a pool, tile//carpet flooring, . It is centrally located close to schools, . Home is being sold AS-IS . .

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage; Attached carport; Garage door opener; Total covered parking for 4 vehicles (2 garage spaces and 2 carport spaces)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; Northeast facing; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: No notable exterior features listed; Rectangular lot; Lot exposures to the southwest; Lot dimensions approximately 80 x 136 x 80 x 136; Irrigation from a well

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator
• Bedrooms: Bedrooms configuration listed as Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Split bedrooms; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (27.4% below list).
• Recommended offer: $210k (27.4% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $290k implies a 437% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,325 (27.4% 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 366 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $386,754
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 27th St SW	0.17mi	3/2.0	1,640 (-7%)	9mo	$374,900	$229	73
3606 29th St SW	0.34mi	3/3.0	1,776 (+1%)	13mo	$390,000	$220	68
3506 28th St SW	0.46mi	4/2.0 (+1)	1,824 (+3%)	4mo	$289,097	$158	64
3102 Wanda Ave S	0.31mi	4/3.0 (+1)	1,922 (+9%)	3mo	$419,999	$219	59
2908 Denis Ave S	0.44mi	3/2.5	1,640 (-7%)	14mo	$407,000	$248	54
3704 33rd St SW	0.41mi	3/2.0	1,503 (-15%)	3mo	$285,000	$190	54
3604 37th St SW	0.69mi	3/2.0	1,698 (-4%)	10mo	$380,000	$224	53
4019 34th St SW	0.58mi	4/2.0 (+1)	1,696 (-4%)	12mo	$360,000	$212	52
3103 Vilma Ave S	0.37mi	3/2.0	1,512 (-14%)	10mo	$352,650	$233	51
3601 36th St SW	0.69mi	3/2.5	1,643 (-7%)	9mo	$355,000	$216	47
3510 32nd St SW	0.52mi	3/2.0	1,521 (-14%)	9mo	$280,000	$184	45
3501 19th St SW	0.74mi	4/2.0 (+1)	1,667 (-6%)	14mo	$350,000	$210	40

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: 20.5%
• Equity multiple: 2.65×
• Total profit: $134,063
• Equity at exit: $261,165

10-year hold

• IRR: 18.1%
• Equity multiple: 5.90×
• Total profit: $397,622
• Equity at exit: $563,212

Cash invested: $81,172 (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: 788
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$298 /mo · $3,572/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-277

Break-even live

Break-even rent $2,454

Max offer price $240,938

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-195	+0% $-277	+5% $-359	+10% $-441
Rent	-10% $-443	-5% $-360	+0% $-277	+5% $-194	+10% $-111
Rate	-1.0pp $-131	-0.5pp $-203	base $-277	+0.5pp $-352	+1.0pp $-429

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	0.23mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.27mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	0.34mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.37mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.37mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.37mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.38mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.38mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	0.38mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	25d	1	0.47mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	18d	1	0.52mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	16d	1	0.58mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.63mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.64mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	25d	1	0.67mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	0.77mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.83mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.84mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.85mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.87mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.89mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	16d	1	0.91mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.92mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.97mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.98mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.99mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.00mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	1.02mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	1.05mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	1.06mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	1.16mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	25d	1	1.19mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	1.21mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	1.24mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	1.25mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	1.25mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	1.29mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	18d	1	1.30mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	1.30mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	25d	1	1.30mi

Listing history 16 events

1. 2026-06-22
   days on market $289,900 Active 366 DOM
2. 2026-06-17
   days on market $289,900 Active 362 DOM
3. 2026-06-16
   days on market $289,900 Active 361 DOM
4. 2026-06-16
   days on market $289,900 Active 360 DOM
5. 2026-06-13
   days on market $289,900 Active 358 DOM
6. 2026-06-09
   days on market $289,900 Active 354 DOM
7. 2026-06-07
   days on market $289,900 Active 352 DOM
8. 2026-06-02
   days on market $289,900 Active 347 DOM
9. 2026-06-01
   days on market $289,900 Active 346 DOM
10. 2026-06-01
    days on market $289,900 Active 345 DOM
11. 2026-04-19
    price $289,900
12. 2025-07-25
    price $299,900
13. 2025-06-20
    listed $329,000 Active
14. 2010-02-16
    soldstatus $54,000 221-char remark

    Show marketing remark (221 chars)

    THIS IS NOT A SHORT SALE!! SELLER WANTS OFFERS!! This affordable 3 bedroom, 2 bath, 2 car garage yard with room for a pool, tile//carpet flooring, . It is centrally located close to schools, . Home is being sold AS-IS . .

15. 2010-02-16
    soldstatus $54,000

    Show marketing remark (221 chars)

    THIS IS NOT A SHORT SALE!! SELLER WANTS OFFERS!! This affordable 3 bedroom, 2 bath, 2 car garage yard with room for a pool, tile//carpet flooring, . It is centrally located close to schools, . Home is being sold AS-IS . .

16. 2010-01-29
    price $57,420 221-char remark

    Show marketing remark (221 chars)

    THIS IS NOT A SHORT SALE!! SELLER WANTS OFFERS!! This affordable 3 bedroom, 2 bath, 2 car garage yard with room for a pool, tile//carpet flooring, . It is centrally located close to schools, . Home is being sold AS-IS . .

ⓘ 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: $3,572 · $298/mo
• Projected year-2 tax: $3,572 · $298/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 · 29 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: $25,239
• − Mortgage interest: −$16,239
• − Property taxes: −$3,572
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$8,433
• Taxable loss: −$8,493
• Est. tax savings @ 24.0%: +$2,038
• After-tax cash flow: $-1,288/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

+404.9% since first listed

6 events — show timeline

• 2026-04-19 Price Changed $289,900 FORTMLS
• 2025-07-25 Price Changed $299,900 FORTMLS
• 2025-06-20 Listed $329,000 FORTMLS
• 2010-02-16 Sold (Public Records) $54,000 Public Records
• 2010-02-16 Sold (MLS) $54,000 FORTMLS
• 2010-01-29 Price Changed $57,420 FORTMLS

Property tax history

+7.6%/yr

Latest (2025): $3,572 · +3.0% YoY. Source: county tax records.