3218 43rd St W · Lehigh Acres, FL 33971

$260,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 28 Days on market

Built 2006 0.25 ac lot Est $294k · 12% 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).

• Cash flow +14.0/30.0
• ARV discount +12.7/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 full bath home has a new water filtration system and features a large eat-in kitchen, split floorplan and built in hallway desk.   Plenty of storage options in the 2 car garage.   Convenient location, close to schools and shopping!

Key facts

• Over half an acre
• Fire pit area
• Mature coconut trees

Tags

• OVER HALF AN ACRE
• ABOVE-GROUND POOL
• TRANQUIL KOI POND
• FIRE PIT AREA
• TROPICAL LANDSCAPING
• MATURE COCONUT TREES

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Resale property; Faces south; Has view; Rectangular lot; Lot dimensions 125 x 174 x 125 x 174; Zoning RS-1; Irrigation from well; Exposure to north
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Deck; Balcony; Lanai; Patio; Porch; Screened porch; Fruit trees; Sprinkler/irrigation (automatic); Storage; Outbuilding; Pond on lot; Sprinklers automatic; Paved road

Interior

• Kitchen: Cooktop; Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Refrigerator; Refrigerator with ice maker; Water purifier; Water softener; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Cathedral ceilings; Entrance foyer; Eat-in kitchen; Family/dining room; High ceilings; Living/dining room; Main level primary bedroom; Pantry; Shower only with separate shower; Cable TV; Bar; Walk-in closets; Window treatments; Home office; Split bedrooms; Wheelchair access; Furnishing negotiable
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $36 ($428/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.6% below list).
• Recommended offer: $212k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+, 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 28 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $140k; list at $260k implies a 86% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,601 (18.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $293,832
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3204 45th St W	0.16mi	3/2.0	1,455 (+14%)	1mo	$249,600	$172	68
3219 46th St W	0.15mi	3/2.0	1,150 (-10%)	13mo	$280,000	$243	66
3307 40th St W	0.22mi	3/2.0	1,150 (-10%)	12mo	$279,900	$243	63
2904 44th St W	0.55mi	3/2.0	1,222 (-4%)	10mo	$283,000	$232	60
3402 W 49th St	0.50mi	3/2.0	1,406 (+10%)	16mo	$325,000	$231	46
3418 51st St W	0.66mi	3/2.0	1,406 (+10%)	15mo	$310,000	$220	39
3327 53rd St W	0.70mi	3/2.0	1,458 (+15%)	23mo	$315,000	$216	24

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-46,127
• Equity at exit: $38,767

10-year hold

• IRR: -17.6%
• Equity multiple: 0.16×
• Total profit: $-61,478
• Equity at exit: $22,480

Cash invested: $72,800 (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: 1347
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $36

Break-even live

Break-even rent $2,071

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $183	-5% $109	+0% $36	+5% $-38	+10% $-112
Rent	-10% $-131	-5% $-48	+0% $36	+5% $119	+10% $203
Rate	-1.0pp $167	-0.5pp $102	base $36	+0.5pp $-32	+1.0pp $-100

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	15d	1	0.36mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	25d	1	0.39mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	5d	1	0.41mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	3d	1	0.47mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	25d	1	0.52mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	3d	1	0.55mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	17d	1	0.67mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	25d	1	0.68mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	15d	1	0.72mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	17d	1	0.74mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	16d	1	0.77mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	25d	1	0.79mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	25d	1	0.81mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	25d	1	0.82mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	4d	1	0.89mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	0.91mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	23d	1	0.91mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	0.93mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	25d	1	0.93mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	25d	1	0.93mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	4d	1	0.94mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	1.01mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	3d	1	1.04mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	25d	1	1.04mi
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	25d	1	1.06mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	1.09mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	1.09mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.09mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	17d	1	1.09mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	5d	1	1.09mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.10mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	1.10mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	5d	1	1.12mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	12d	1	1.12mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	23d	1	1.12mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	25d	1	1.13mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	5d	1	1.16mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	25d	1	1.22mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	1.33mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.40mi

Listing history 25 events

1. 2026-06-13
   status $260,000 Pending 28 DOM
2. 2026-06-10
   days on market $260,000 Active 28 DOM
3. 2026-06-09
   days on market $260,000 Active 27 DOM
4. 2026-06-08
   days on market $260,000 Active 26 DOM
5. 2026-06-07
   days on market $260,000 Active 25 DOM
6. 2026-06-03
   days on market $260,000 Active 21 DOM
7. 2026-06-02
   days on market $260,000 Active 20 DOM
8. 2026-06-01
   days on market $260,000 Active 19 DOM
9. 2026-05-31
   days on market $260,000 Active 18 DOM
10. 2026-05-13
    listed $260,000 Active
11. 2026-01-27
    price $310,000
12. 2025-12-31
    price $349,900
13. 2025-12-20
    price $362,400
14. 2025-11-25
    price $374,900
15. 2025-10-30
    listed $399,900 Active
16. 2018-02-12
    soldstatus $140,000
17. 2018-02-02
    soldstatus $140,000 Sold 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 2 full bath home has a new water filtration system and features a large eat-in kitchen, split floorplan and built in hallway desk.   Plenty of storage options in the 2 car garage.   Convenient location, close to schools and shopping!

18. 2017-11-24
    status Pending With Contingencies 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 2 full bath home has a new water filtration system and features a large eat-in kitchen, split floorplan and built in hallway desk.   Plenty of storage options in the 2 car garage.   Convenient location, close to schools and shopping!

19. 2017-11-22
    listed $140,000 Active 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 2 full bath home has a new water filtration system and features a large eat-in kitchen, split floorplan and built in hallway desk.   Plenty of storage options in the 2 car garage.   Convenient location, close to schools and shopping!

20. 2011-02-24
    soldstatus $63,000
21. 2011-01-12
    price $66,300
22. 2005-06-27
    soldstatus $57,900
23. 2004-09-24
    soldstatus $21,000
24. 2004-08-31
    price $22,500
25. 2004-06-24
    soldstatus $10,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$188/yr (+$16/mo · 9.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $25,392
• − Mortgage interest: −$14,564
• − Property taxes: −$1,970
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$7,564
• Taxable loss: −$4,068
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $1,404/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

+2500.0% since first listed

16 events — show timeline

• 2026-05-13 Listed $260,000 FORTMLS
• 2026-01-27 Price Changed $310,000 BEARMLS
• 2025-12-31 Price Changed $349,900 BEARMLS
• 2025-12-20 Price Changed $362,400 BEARMLS
• 2025-11-25 Price Changed $374,900 BEARMLS
• 2025-10-30 Listed $399,900 BEARMLS
• 2018-02-12 Sold (Public Records) $140,000 Public Records
• 2018-02-02 Sold (MLS) $140,000 NAPLESMLS
• 2017-11-24 Pending — NAPLESMLS
• 2017-11-22 Listed $140,000 NAPLESMLS
• 2011-02-24 Sold (MLS) $63,000 FORTMLS
• 2011-01-12 Price Changed $66,300 FORTMLS
• 2005-06-27 Sold (Public Records) $57,900 Public Records
• 2004-09-24 Sold (MLS) $21,000 FORTMLS
• 2004-08-31 Price Changed $22,500 FORTMLS
• 2004-06-24 Sold (Public Records) $10,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,970 · +4.7% YoY. Source: county tax records.