3205 57th St W · Lehigh Acres, FL 33971

$278,000

3 bd · 2.0 ba · 1,630 sqft · Land · 21 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! ARE YOU READY TO BUILD YOUR NEXT DREAM HOME? Lehigh Acres FL is your next destination! We have different designs from CUSTOMS or SPECS HOMES. Huge residential lot. We have different options for you to choose from. Contact us Today

Key facts

• Quartz countertops
• 0.25 acre lot
• 2 garage spots

Tags

• MODERN OPEN-CONCEPT DESIGN
• PORCELAIN TILE THROUGHOUT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CONTEMPORARY FINISHES

Property features AI

Finance

• Other: Lot is rectangular, approximately 0.25 acre with east exposure (dimensions ~80 x 137 x 80 x 137)
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; High-impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Faces west; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio and open porch; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Freezer; Icemaker; Microwave; Refrigerator (with ice maker)
• Bedrooms: Den; Great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Thermal windows with impact glass; Dual sinks; Open pantry; Cable TV ready; Shower-only bathroom with separate shower; Family/Dining area; Living/Dining room
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $278k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (24.3% below list).
• Recommended offer: $210k (24.3% 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+, 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 21 days — a 2% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $16k; list at $278k implies a 1638% 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 $210,492 (24.3% 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 11.0

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: -26.4%
• Equity multiple: 0.13×
• Total profit: $-67,637
• Equity at exit: $41,451

10-year hold

• IRR: -37.9%
• Equity multiple: -0.33×
• Total profit: $-103,792
• Equity at exit: $24,036

Cash invested: $77,840 (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: 1335
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$348 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-258

Break-even live

Break-even rent $2,432

Max offer price $240,622

Occupancy floor —

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	0.04mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.17mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	0.28mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	1d	1	0.34mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	1d	1	0.35mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	15d	1	0.39mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	0.40mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.44mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	1d	1	0.47mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	0.52mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.52mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	0.54mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.59mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	1d	1	0.59mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	3d	1	0.60mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.61mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.64mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	13d	1	0.69mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	23d	1	0.69mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.72mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	0.72mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	3d	1	0.73mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	0.74mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.80mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	15d	1	0.85mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	23d	1	0.86mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	0.92mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	15d	1	0.93mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	2d	1	0.96mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	3d	1	0.97mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	3d	1	0.98mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	23d	1	1.00mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	2d	1	1.00mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	3d	1	1.02mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	1.04mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	1.09mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	1.12mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	21d	1	1.13mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	1.13mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	1d	1	1.14mi

Listing history 23 events

1. 2026-06-07
   status $278,000 Pending 21 DOM
2. 2026-06-03
   days on market $278,000 Active 21 DOM
3. 2026-06-02
   days on market $278,000 Active 20 DOM
4. 2026-06-01
   days on market $278,000 Active 19 DOM
5. 2026-05-31
   days on market $278,000 Active 18 DOM
6. 2026-05-13
   listed $281,000 Active
7. 2025-12-31
   historical
8. 2025-10-13
   price $309,888
9. 2025-10-03
   price $314,888
10. 2025-08-05
    price $324,888
11. 2025-07-16
    price $337,000
12. 2025-07-03
    listed $340,000 Active
13. 2023-07-03
    soldstatus $16,000
14. 2023-06-30
    soldstatus $16,000 Sold 236-char remark

    Show marketing remark (236 chars)

    WOW! ARE YOU READY TO BUILD YOUR NEXT DREAM HOME? Lehigh Acres FL is your next destination! We have different designs from CUSTOMS or SPECS HOMES. Huge residential lot. We have different options for you to choose from. Contact us Today

15. 2023-05-11
    status Pending 236-char remark

    Show marketing remark (236 chars)

    WOW! ARE YOU READY TO BUILD YOUR NEXT DREAM HOME? Lehigh Acres FL is your next destination! We have different designs from CUSTOMS or SPECS HOMES. Huge residential lot. We have different options for you to choose from. Contact us Today

16. 2023-03-13
    price $16,000 236-char remark

    Show marketing remark (236 chars)

    WOW! ARE YOU READY TO BUILD YOUR NEXT DREAM HOME? Lehigh Acres FL is your next destination! We have different designs from CUSTOMS or SPECS HOMES. Huge residential lot. We have different options for you to choose from. Contact us Today

17. 2022-10-01
    price $20,000 236-char remark

    Show marketing remark (236 chars)

    WOW! ARE YOU READY TO BUILD YOUR NEXT DREAM HOME? Lehigh Acres FL is your next destination! We have different designs from CUSTOMS or SPECS HOMES. Huge residential lot. We have different options for you to choose from. Contact us Today

18. 2022-09-05
    listed $25,000 Active 236-char remark

    Show marketing remark (236 chars)

    WOW! ARE YOU READY TO BUILD YOUR NEXT DREAM HOME? Lehigh Acres FL is your next destination! We have different designs from CUSTOMS or SPECS HOMES. Huge residential lot. We have different options for you to choose from. Contact us Today

19. 2008-01-29
    soldstatus $10,000
20. 2007-02-16
    soldstatus $41,000
21. 2005-04-07
    soldstatus $50,000
22. 2005-02-08
    soldstatus $57,000
23. 1975-05-01
    soldstatus $1,400

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,259
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$8,087
• Taxable loss: −$8,002
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-1,179/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

+19971.4% since first listed

18 events — show timeline

• 2026-05-13 Listed $281,000 FORTMLS
• 2025-12-31 Listing Removed — FORTMLS
• 2025-10-13 Price Changed $309,888 FORTMLS
• 2025-10-03 Price Changed $314,888 FORTMLS
• 2025-08-05 Price Changed $324,888 FORTMLS
• 2025-07-16 Price Changed $337,000 FORTMLS
• 2025-07-03 Listed $340,000 FORTMLS
• 2023-07-03 Sold (Public Records) $16,000 Public Records
• 2023-06-30 Sold (MLS) $16,000 NAPLESMLS
• 2023-05-11 Pending — NAPLESMLS
• 2023-03-13 Price Changed $16,000 NAPLESMLS
• 2022-10-01 Price Changed $20,000 NAPLESMLS
• 2022-09-05 Listed $25,000 NAPLESMLS
• 2008-01-29 Sold (Public Records) $10,000 Public Records
• 2007-02-16 Sold (Public Records) $41,000 Public Records
• 2005-04-07 Sold (Public Records) $50,000 Public Records
• 2005-02-08 Sold (Public Records) $57,000 Public Records
• 1975-05-01 Sold (Public Records) $1,400 Public Records

Property tax history

+19.2%/yr

Latest (2025): $442 · +9.6% YoY. Source: county tax records.