3411 75th St W · Lehigh Acres, FL 33971

$324,990

4 bd · 2.0 ba · 1,829 sqft · Land · 11 Days on market

Built 2026 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

Key facts

• Covered front porch
• New construction
• Vaulted ceiling

Tags

• NEW CONSTRUCTION
• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• VAULTED CEILING
• DINING AREA
• GOURMET KITCHEN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level 1; North-facing front; New construction
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Security/high-impact doors; Automatic sprinklers/irrigation; Open patio and porch; Patio; Porch; Room for pool; South exposure; Rectangular lot; Public maintained road

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Kitchen island; Pantry; Breakfast bar
• Bedrooms: Main level primary bedroom; Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Kitchen island; Open living/dining area; Main level primary bedroom; Pantry; Separate shower (shower only); Cable TV ready; Vaulted ceilings; Walk-in closet(s); Split bedroom floorplan
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (25.1% below list).
• Recommended offer: $243k (25.1% 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 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 38% 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 $10k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $325k implies a 1706% 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,323 (25.1% 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. 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. 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?
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

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: -26.9%
• Equity multiple: 0.12×
• Total profit: $-80,371
• Equity at exit: $48,457

10-year hold

• IRR: -39.5%
• Equity multiple: -0.36×
• Total profit: $-123,940
• Equity at exit: $28,099

Cash invested: $90,997 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-324

Break-even live

Break-even rent $2,843

Max offer price $278,154

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-211	+0% $-324	+5% $-436	+10% $-548
Rent	-10% $-516	-5% $-420	+0% $-324	+5% $-228	+10% $-131
Rate	-1.0pp $-160	-0.5pp $-241	base $-324	+0.5pp $-408	+1.0pp $-494

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	25d	1	0.18mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	17d	1	0.19mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	4d	1	0.19mi
3917 Passion Vine Dr Alva, FL	4.0	3.0	1933	$2,500	$1.29	17d	1	0.25mi
3776 Passion Vine Dr Unit 1 Alva, FL	3.0	2.0	1885	$2,200	$1.17	25d	1	0.29mi
3606 Wild Sage Way Alva, FL	3.0	3.0	2202	$2,600	$1.18	23d	1	0.36mi
3685 E Hampton Cir Alva, FL	3.0	2.0	1675	$2,200	$1.31	13d	1	0.38mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	0.39mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	0.39mi
16195 Bacopa Dr Alva, FL	3.0	3.0	2032	$3,000	$1.48	25d	1	0.39mi
3984 Sweet Alyssum Ter Alva, FL	4.0	3.0	2032	$2,500	$1.23	5d	1	0.43mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	5d	1	0.44mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	0.49mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.50mi
3958 Button Sage Rd Alva, FL	4.0	3.0	2032	$3,950	$1.94	16d	1	0.54mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.61mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	5d	1	0.62mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	0.65mi
3425 Hampton Blvd Alva, FL	3.0	2.0	2140	$4,900	$2.29	5d	1	0.68mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	5d	1	0.75mi
14632 Palamos Cir Fort Myers, FL	4.0	3.0	2032	$2,400	$1.18	25d	1	0.75mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	0.80mi
6151 Hershey Ave Fort Myers, FL	3.0	2.0	1616	$2,100	$1.30	25d	1	0.82mi
15012 Palamos Cir Fort Myers, FL	4.0	3.0	2092	$3,400	$1.63	25d	1	0.84mi
6125 Hershey Ave Fort Myers, FL	4.0	2.0	1879	$2,700	$1.44	16d	1	0.85mi
14680 Portico Blvd Fort Myers, FL	3.0	3.0	1850	$6,000	$3.24	25d	1	0.88mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	23d	1	0.90mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	15d	1	0.91mi
14570 Palamos Cir Fort Myers, FL	3.0	3.0	1852	$2,100	$1.13	16d	1	0.91mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	0.92mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	0.93mi
3370 Chestnut Grove Dr Alva, FL	4.0	3.0	2362	$3,500	$1.48	25d	1	0.94mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	0.99mi
14662 Cantabria Dr Fort Myers, FL	3.0	3.0	2202	$2,400	$1.09	25d	1	1.00mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.03mi
14638 Cantabria Dr Fort Myers, FL	3.0	3.0	1849	$2,200	$1.19	25d	1	1.06mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	1.08mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	1.09mi
14561 Monrovia Ln Fort Myers, FL	4.0	3.0	2032	$2,300	$1.13	25d	1	1.17mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	1.22mi

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-05-07
   listed $324,990 Active
3. 2025-09-23
   soldstatus $18,000 Closed 317-char remark

   Show marketing remark (317 chars)

   Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

4. 2025-09-16
   soldstatus $18,000
5. 2025-08-07
   status Pending 317-char remark

   Show marketing remark (317 chars)

   Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

6. 2025-08-06
   price $18,400 317-char remark

   Show marketing remark (317 chars)

   Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

7. 2025-07-28
   price $18,900 317-char remark

   Show marketing remark (317 chars)

   Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

8. 2025-07-18
   price $19,200 317-char remark

   Show marketing remark (317 chars)

   Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

9. 2025-07-01
   soldstatus $14,000
10. 2025-06-27
    listed $19,700 Active 317-char remark

    Show marketing remark (317 chars)

    Nice Paved Road and Electric available at the lot and very quick access to Sunshine Blvd. 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!

ⓘ 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 5/10 Major
• 🌡 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: $29,199
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$9,454
• Taxable loss: −$9,631
• Est. tax savings @ 24.0%: +$2,312
• After-tax cash flow: $-1,573/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

+1549.7% since first listed

10 events — show timeline

• 2026-05-18 Pending — FORTMLS
• 2026-05-07 Listed $324,990 FORTMLS
• 2025-09-23 Sold (MLS) $18,000 FORTMLS
• 2025-09-16 Sold (Public Records) $18,000 Public Records
• 2025-08-07 Pending — FORTMLS
• 2025-08-06 Price Changed $18,400 FORTMLS
• 2025-07-28 Price Changed $18,900 FORTMLS
• 2025-07-18 Price Changed $19,200 FORTMLS
• 2025-07-01 Sold (Public Records) $14,000 Public Records
• 2025-06-27 Listed $19,700 FORTMLS

Property tax history

+17.1%/yr

Latest (2025): $386 · +10.0% YoY. Source: county tax records.