2609 4th St SW · Lehigh Acres, FL 33976

$249,999

4 bd · 3.0 ba · 1,574 sqft · SingleFamily public records · 429 Days on market

Built 2006 10,628 sqft lot Est $312k · 20% under

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Why this score? — see what drove the C 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
• Cash flow +14.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Nicely landscaped yard and well maintained lawn, low traffic quiet location, great room floor plan with ceramic tile floors throughout, new carpet in bedrooms, all kitchen appliances, breakfast bar and pantry, cathedral ceilings, formal dining room can easily be made into den etc, indoor laundry room, walk in closet in master bedroom with private master bath, screened lanai under truss, excellent move in condition, traditional sale, fast local closings, minutes to I-75 and Ft. Myers.

Key facts

• Near rsw airport
• Fruits and gardens
• Near to schools

Tags

• NEAR TO SCHOOLS
• NEAR TO SHOPPING CENTERS
• NEAR RSW AIRPORT
• VAULTED CEILINGS
• UPDATED SHOWER
• FRUITS AND GARDENS

Property features AI

Finance

• Other: Community is non-gated; Single-unit property (one dwelling in community)
• Financial info: Pets allowed
• HOA & community: Association amenities include library and restaurant; Association includes cable TV

Exterior

• Parking: Attached garage (2 spaces); Attached carport (2 spaces); Combined covered parking for 4 vehicles; Driveway with paved parking; On-street parking available
• Security: Security system; Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; Resale property; Faces southwest; Zoning: RS-1
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Lanai; Screened porch; Porch; Fruit trees; Rectangular lot; Paved road; Publicly maintained road; Lot exposures to the northeast

Interior

• Kitchen: Freezer; Refrigerator; Self-cleaning oven; Water softener; Eat-in kitchen; Pantry
• Bedrooms: Split bedrooms (bedrooms on main level)
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Dual sinks; Eat-in kitchen; Family/Dining room; Living/Dining room; Pantry; Split bedroom layout; Separate shower (shower only); Walk-in closets; High speed internet; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $52 ($626/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 $223k (10.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• 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+, 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 24d 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 37% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 429 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $100k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $250k implies a 72% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $311,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 4th St SW	0.08mi	4/2.0	1,715 (+9%)	7mo	$375,000	$219	71
215 Redcliff Ave	0.17mi	3/2.0 (-1)	1,463 (-7%)	12mo	$232,000	$159	62
1514 Markdale St E	0.29mi	3/2.0 (-1)	1,706 (+8%)	2mo	$194,900	$114	62
2804 1st St W	0.50mi	3/2.0 (-1)	1,487 (-6%)	0mo	$264,097	$178	58
2721 1st St W	0.46mi	3/2.0 (-1)	1,630 (+4%)	8mo	$322,998	$198	57
1400 Alwynne Dr	0.55mi	3/2.0 (-1)	1,534 (-2%)	13mo	$300,000	$196	50
3000 3rd St SW	0.73mi	3/2.0 (-1)	1,630 (+4%)	1mo	$309,998	$190	50
2604 11th St SW	0.40mi	3/2.0 (-1)	1,715 (+9%)	17mo	$375,000	$219	43
2605 10th St SW	0.37mi	3/2.0 (-1)	1,365 (-13%)	12mo	$305,000	$223	41
2509 14th St SW	0.61mi	3/2.0 (-1)	1,519 (-4%)	20mo	$333,900	$220	40
2618 15th St SW	0.67mi	3/2.0 (-1)	1,682 (+7%)	15mo	$355,000	$211	36
3001 2nd St SW	0.74mi	3/2.0 (-1)	1,789 (+14%)	17mo	$320,000	$179	20

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: 23.9%
• Equity multiple: 2.90×
• Total profit: $132,972
• Equity at exit: $225,219

10-year hold

• IRR: 20.5%
• Equity multiple: 6.39×
• Total profit: $377,324
• Equity at exit: $485,693

Cash invested: $70,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$292 /mo · $3,504/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $52

Break-even live

Break-even rent $2,161

Max offer price $249,999

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	0.39mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	0.42mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.62mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.72mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	19d	1	0.72mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	0.78mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	23d	1	0.78mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.80mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.88mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.94mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	0.94mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.98mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	0.98mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	23d	1	0.99mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	23d	1	1.00mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	1.02mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	1.10mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	3d	1	1.12mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	23d	1	1.13mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	21d	1	1.13mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	23d	1	1.14mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	14d	1	1.17mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,599	$1.33	23d	1	1.17mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	1.17mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	23d	1	1.18mi
18321 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,675	$1.39	23d	1	1.20mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.20mi
9177 Aegean Cir Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	23d	1	1.22mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	23d	1	1.22mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	23d	1	1.22mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	1.26mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	1.29mi
2820 14th St W Lehigh Acres, FL	3.0	2.0	2007	$2,791	$1.39	3d	1	1.30mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	1.31mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	1.31mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	1.31mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.34mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	1.35mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	1.35mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	1.35mi

Listing history 20 events

1. 2026-05-20
   status Pending
2. 2026-05-04
   price $249,999
3. 2026-03-14
   price $259,999
4. 2026-02-24
   price $279,999
5. 2026-02-24
   price $27,999
6. 2026-01-26
   price $289,999
7. 2026-01-26
   price $28,999
8. 2025-09-30
   price $299,900
9. 2025-09-30
   price $29,990
10. 2025-08-04
    price $310,000
11. 2025-06-26
    price $325,000
12. 2025-06-26
    price $3,250,000
13. 2025-03-17
    listed $350,000 Active
14. 2016-02-17
    soldstatus $145,000
15. 2016-02-12
    price $139,900 488-char remark

    Show marketing remark (488 chars)

    Nicely landscaped yard and well maintained lawn, low traffic quiet location, great room floor plan with ceramic tile floors throughout, new carpet in bedrooms, all kitchen appliances, breakfast bar and pantry, cathedral ceilings, formal dining room can easily be made into den etc, indoor laundry room, walk in closet in master bedroom with private master bath, screened lanai under truss, excellent move in condition, traditional sale, fast local closings, minutes to I-75 and Ft. Myers.

16. 2016-02-12
    price $145,000 488-char remark

    Show marketing remark (488 chars)

    Nicely landscaped yard and well maintained lawn, low traffic quiet location, great room floor plan with ceramic tile floors throughout, new carpet in bedrooms, all kitchen appliances, breakfast bar and pantry, cathedral ceilings, formal dining room can easily be made into den etc, indoor laundry room, walk in closet in master bedroom with private master bath, screened lanai under truss, excellent move in condition, traditional sale, fast local closings, minutes to I-75 and Ft. Myers.

17. 2016-02-12
    soldstatus $145,000 Sold 488-char remark

    Show marketing remark (488 chars)

    Nicely landscaped yard and well maintained lawn, low traffic quiet location, great room floor plan with ceramic tile floors throughout, new carpet in bedrooms, all kitchen appliances, breakfast bar and pantry, cathedral ceilings, formal dining room can easily be made into den etc, indoor laundry room, walk in closet in master bedroom with private master bath, screened lanai under truss, excellent move in condition, traditional sale, fast local closings, minutes to I-75 and Ft. Myers.

18. 2016-01-25
    status Pending 488-char remark

    Show marketing remark (488 chars)

    Nicely landscaped yard and well maintained lawn, low traffic quiet location, great room floor plan with ceramic tile floors throughout, new carpet in bedrooms, all kitchen appliances, breakfast bar and pantry, cathedral ceilings, formal dining room can easily be made into den etc, indoor laundry room, walk in closet in master bedroom with private master bath, screened lanai under truss, excellent move in condition, traditional sale, fast local closings, minutes to I-75 and Ft. Myers.

19. 2015-12-28
    listed $139,900 Active 488-char remark

    Show marketing remark (488 chars)

    Nicely landscaped yard and well maintained lawn, low traffic quiet location, great room floor plan with ceramic tile floors throughout, new carpet in bedrooms, all kitchen appliances, breakfast bar and pantry, cathedral ceilings, formal dining room can easily be made into den etc, indoor laundry room, walk in closet in master bedroom with private master bath, screened lanai under truss, excellent move in condition, traditional sale, fast local closings, minutes to I-75 and Ft. Myers.

20. 2006-04-29
    soldstatus $204,935 26-char remark

    Show marketing remark (26 chars)

    Polk model, unit complete.

ⓘ 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: $3,504 · $292/mo
• Projected year-2 tax: $3,504 · $292/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $26,725
• − Mortgage interest: −$14,004
• − Property taxes: −$3,504
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$7,273
• Taxable loss: −$3,582
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $1,486/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

+22.0% since first listed

20 events — show timeline

• 2026-05-20 Pending — FORTMLS
• 2026-05-04 Price Changed $249,999 FORTMLS
• 2026-03-14 Price Changed $259,999 FORTMLS
• 2026-02-24 Price Changed $279,999 FORTMLS
• 2026-02-24 Price Changed $27,999 FORTMLS
• 2026-01-26 Price Changed $289,999 FORTMLS
• 2026-01-26 Price Changed $28,999 FORTMLS
• 2025-09-30 Price Changed $299,900 FORTMLS
• 2025-09-30 Price Changed $29,990 FORTMLS
• 2025-08-04 Price Changed $310,000 FORTMLS
• 2025-06-26 Price Changed $325,000 FORTMLS
• 2025-06-26 Price Changed $3,250,000 FORTMLS
• 2025-03-17 Listed $350,000 FORTMLS
• 2016-02-17 Sold (Public Records) $145,000 Public Records
• 2016-02-12 Price Changed $139,900 FORTMLS
• 2016-02-12 Price Changed $145,000 FORTMLS
• 2016-02-12 Sold (MLS) $145,000 FORTMLS
• 2016-01-25 Pending — FORTMLS
• 2015-12-28 Listed $139,900 FORTMLS
• 2006-04-29 Sold (MLS) $204,935 FORTMLS

Property tax history

+8.1%/yr

Latest (2025): $3,504 · -0.5% YoY. Source: county tax records.