2810 73rd St W · Lehigh Acres, FL 33971

$275,000

3 bd · 2.0 ba · 1,427 sqft · Land · 59 Days on market

Built 2025 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Paved Road and Electric available at the lot. This area is in high demand, with new construction all around. This location provides quick access to all Fort Myers has to offer. Make an offer today, this is one of the Best price lots in the neighborhood and won't last long! Property has evidence of a tortoise nest.

Key facts

• Large center island
• Large backyard
• Open concept design

Tags

• BRAND NEW CONSTRUCTION
• OPEN CONCEPT DESIGN
• LARGE CENTER ISLAND
• WALK IN CLOSET
• LARGE BACKYARD

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Entry level: 1; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Rectangular lot; North exposure; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Pantry; Dual sinks
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Impact glass and display windows; Dual sinks; Kitchen island; Open living/dining area; Pantry; Shower-only bath with separate shower; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.6% below list).
• Recommended offer: $199k (27.6% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% 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 59 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $18k; list at $275k implies a 1428% 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 $199,080 (27.6% 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 59 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 11.5

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: -28.4%
• Equity multiple: 0.07×
• Total profit: $-71,239
• Equity at exit: $41,003

10-year hold

• IRR: -44.6%
• Equity multiple: -0.45×
• Total profit: $-111,337
• Equity at exit: $23,777

Cash invested: $77,000 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-328

Break-even live

Break-even rent $2,406

Max offer price $227,577

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-233	+0% $-328	+5% $-423	+10% $-518
Rent	-10% $-485	-5% $-406	+0% $-328	+5% $-249	+10% $-170
Rate	-1.0pp $-189	-0.5pp $-258	base $-328	+0.5pp $-399	+1.0pp $-471

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	5d	1	0.11mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	0.33mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	0.42mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	5d	1	0.42mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	18d	1	0.46mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	0.50mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	0.57mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	0.64mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	0.68mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.73mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	0.75mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	4d	1	0.75mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	25d	1	0.75mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	16d	1	0.76mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	25d	1	0.84mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	0.87mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	5d	1	0.95mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	0.95mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	0.97mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	18d	1	1.05mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	1.06mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	25d	1	1.07mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	4d	1	1.11mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	5d	1	1.11mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	1.12mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	25d	1	1.13mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	1.15mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	23d	1	1.21mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	1.21mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	1.28mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	13d	1	1.29mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	1.32mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	23d	1	1.34mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	1.36mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	5d	1	1.36mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	18d	1	1.36mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	1.36mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	23d	1	1.38mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	18d	1	1.48mi
17621 Oak Creek Rd Alva, FL	3.0	2.0	1312	$3,800	$2.90	18d	1	1.49mi

Listing history 27 events

1. 2026-06-22
   days on market $275,000 Active 59 DOM
2. 2026-06-17
   days on market $275,000 Active 55 DOM
3. 2026-06-16
   days on market $275,000 Active 54 DOM
4. 2026-06-15
   days on market $275,000 Active 53 DOM
5. 2026-06-13
   days on market $275,000 Active 51 DOM
6. 2026-06-10
   days on market $275,000 Active 48 DOM
7. 2026-06-09
   days on market $275,000 Active 47 DOM
8. 2026-06-08
   days on market $275,000 Active 46 DOM
9. 2026-06-07
   days on market $275,000 Active 45 DOM
10. 2026-06-03
    days on market $275,000 Active 41 DOM
11. 2026-06-02
    days on market $275,000 Active 40 DOM
12. 2026-06-01
    days on market $275,000 Active 39 DOM
13. 2026-05-31
    days on market $275,000 Active 38 DOM
14. 2026-05-20
    price $275,000
15. 2026-04-23
    listed $280,000 Active
16. 2026-04-16
    historical
17. 2025-12-17
    price $285,000
18. 2025-10-15
    listed $290,000 Active
19. 2025-01-31
    soldstatus $18,000
20. 2025-01-30
    soldstatus $18,000 Closed 320-char remark

    Show marketing remark (320 chars)

    Nice Paved Road and Electric available at the lot. This area is in high demand, with new construction all around. This location provides quick access to all Fort Myers has to offer. Make an offer today, this is one of the Best price lots in the neighborhood and won't last long! Property has evidence of a tortoise nest.

21. 2025-01-09
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Nice Paved Road and Electric available at the lot. This area is in high demand, with new construction all around. This location provides quick access to all Fort Myers has to offer. Make an offer today, this is one of the Best price lots in the neighborhood and won't last long! Property has evidence of a tortoise nest.

22. 2025-01-06
    listed $23,900 Active 320-char remark

    Show marketing remark (320 chars)

    Nice Paved Road and Electric available at the lot. This area is in high demand, with new construction all around. This location provides quick access to all Fort Myers has to offer. Make an offer today, this is one of the Best price lots in the neighborhood and won't last long! Property has evidence of a tortoise nest.

23. 2024-12-30
    status Pending
24. 2024-12-30
    historical
25. 2024-12-13
    soldstatus $16,500
26. 2024-12-11
    listed $21,900 Active
27. 2021-07-23
    soldstatus $6,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $23,890
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$8,000
• Taxable loss: −$8,837
• Est. tax savings @ 24.0%: +$2,121
• After-tax cash flow: $-1,812/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

+4130.8% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $275,000 FORTMLS
• 2026-04-23 Listed $280,000 FORTMLS
• 2026-04-16 Listing Removed — FORTMLS
• 2025-12-17 Price Changed $285,000 FORTMLS
• 2025-10-15 Listed $290,000 FORTMLS
• 2025-01-31 Sold (Public Records) $18,000 Public Records
• 2025-01-30 Sold (MLS) $18,000 FORTMLS
• 2025-01-09 Pending — FORTMLS
• 2025-01-06 Listed $23,900 FORTMLS
• 2024-12-30 Pending — FORTMLS
• 2024-12-30 Listing Removed — FORTMLS
• 2024-12-13 Sold (Public Records) $16,500 Public Records
• 2024-12-11 Listed $21,900 FORTMLS
• 2021-07-23 Sold (Public Records) $6,500 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +20.7% YoY. Source: county tax records.