3313 14th St SW · Lehigh Acres, FL 33976

$247,000

3 bd · 2.0 ba · 1,130 sqft · SingleFamily public records · 48 Days on market

Built 1988 0.25 ac lot Est $264k · 7% 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).

• Cash flow +13.5/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Great starter home. Totally fenced in yard with utility shed and small dog kennel attached. Home features a vaulted ceiling in the great room. Previous listing indicated that the roof and A/C were replaced in 2004.

Key facts

• Renovated kitchen
• Remodeled home
• 0.25 acre lot

Tags

• REMODELED HOME
• RENOVATED KITCHEN
• WHITE SHAKER-STYLE CABINETRY
• STAINLESS STEEL APPLIANCES
• SPACIOUS BREAKFAST BAR
• LARGE FENCED-IN BACKYARD

Property features AI

Finance

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

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry at level 1; North-facing
• Construction: Vinyl siding with wood frame construction; Shingle roof; Built as resale property
• Exterior features: Fenced yard; Patio; Paved road access; Rectangular lot; Lot exposures to the south

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows; Family/Dining room; Combined living and dining area; Separate shower (shower only listed); Unfurnished
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $9 ($107/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 $203k (18.0% below list).
• Recommended offer: $203k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $26k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 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 $40k; list at $247k implies a 518% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,520 (18.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.82% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $264,420
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3317 17th St SW	0.25mi	3/2.0	1,085 (-4%)	2mo	$280,000	$258	80
3414 13th St SW	0.20mi	3/2.0	1,117 (-1%)	13mo	$260,000	$233	78
3209 15th St SW	0.20mi	3/2.0	1,221 (+8%)	10mo	$260,000	$213	69
3204 15th St SW	0.22mi	3/3.0	1,057 (-6%)	12mo	$289,000	$273	65
3701 18th St SW	0.58mi	3/2.0	1,107 (-2%)	18mo	$297,500	$269	54
3403 5th St SW	0.55mi	3/2.0	1,272 (+13%)	1mo	$244,000	$192	52
3015 12th St SW	0.59mi	3/2.0	1,280 (+13%)	13mo	$300,000	$234	40
3407 25th St SW	0.74mi	3/2.0	1,272 (+13%)	7mo	$230,000	$181	38
3516 6th St SW	0.58mi	3/2.0	1,240 (+10%)	22mo	$311,990	$252	38

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: 23.5%
• Equity multiple: 2.87×
• Total profit: $129,115
• Equity at exit: $222,517

10-year hold

• IRR: 20.2%
• Equity multiple: 6.34×
• Total profit: $369,069
• Equity at exit: $479,867

Cash invested: $69,160 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $9

Break-even live

Break-even rent $2,014

Max offer price $247,000

Occupancy floor 95%

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.15mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.33mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.45mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.46mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.46mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.49mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.52mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.54mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.54mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.63mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.64mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.66mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.69mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.75mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.76mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	24d	1	0.77mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.78mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.90mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.93mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.98mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	1.01mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	1.04mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	1.09mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	3d	1	1.11mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	1.12mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	1.16mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	24d	1	1.18mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	24d	1	1.43mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	1.44mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	1.44mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.48mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	1.49mi

Listing history 25 events

1. 2026-06-17
   days on market $247,000 Active 48 DOM
2. 2026-06-16
   days on market $247,000 Active 47 DOM
3. 2026-06-15
   days on market $247,000 Active 46 DOM
4. 2026-06-13
   days on market $247,000 Active 44 DOM
5. 2026-06-10
   days on market $247,000 Active 41 DOM
6. 2026-06-09
   days on market $247,000 Active 40 DOM
7. 2026-06-08
   pricedays on market $247,000 Active 39 DOM
8. 2026-06-07
   days on market $259,000 Active 38 DOM
9. 2026-06-03
   days on market $259,000 Active 34 DOM
10. 2026-06-02
    days on market $259,000 Active 33 DOM
11. 2026-06-01
    days on market $259,000 Active 32 DOM
12. 2026-05-31
    days on market $259,000 Active 31 DOM
13. 2026-04-30
    listed $259,000 Active
14. 2026-01-28
    historical $1,700
15. 2025-12-23
    listed $1,700
16. 2025-12-23
    historical $1,700
17. 2025-12-09
    price $1,700
18. 2025-11-11
    listed $1,850
19. 2015-03-02
    price $57,900 214-char remark

    Show marketing remark (214 chars)

    Great starter home. Totally fenced in yard with utility shed and small dog kennel attached. Home features a vaulted ceiling in the great room. Previous listing indicated that the roof and A/C were replaced in 2004.

20. 2013-03-25
    price $46,900 423-char remark

    Show marketing remark (423 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. SUPERIOR LOCATION AND A QUALITY HOME THAT NEEDS A NEW FAMILY This home features newer tile in the main living areas, newer paint and VERY NEAT AND CLEAN. If that is not enough let Fido know he is going to love THE FENCED IN YARD! This is not your typical Short Sale, this home is very nice! Don't delay because it's not going to last!

21. 2013-03-22
    soldstatus $40,000 423-char remark

    Show marketing remark (423 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. SUPERIOR LOCATION AND A QUALITY HOME THAT NEEDS A NEW FAMILY This home features newer tile in the main living areas, newer paint and VERY NEAT AND CLEAN. If that is not enough let Fido know he is going to love THE FENCED IN YARD! This is not your typical Short Sale, this home is very nice! Don't delay because it's not going to last!

22. 2008-09-26
    soldstatus $61,300 214-char remark

    Show marketing remark (214 chars)

    Great starter home. Totally fenced in yard with utility shed and small dog kennel attached. Home features a vaulted ceiling in the great room. Previous listing indicated that the roof and A/C were replaced in 2004.

23. 2005-04-04
    soldstatus $120,000
24. 2005-03-18
    soldstatus $120,000
25. 2005-02-18
    price $129,900

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/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 · 27 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: $24,302
• − Mortgage interest: −$13,836
• − Property taxes: −$2,313
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$7,185
• Taxable loss: −$4,156
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $1,104/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

+99.4% since first listed

13 events — show timeline

• 2026-04-30 Listed $259,000 FORTMLS
• 2026-01-28 Rental Removed $1,700 NAPLESMLS
• 2025-12-23 Listed for Rent $1,700 NAPLESMLS
• 2025-12-23 Rental Removed $1,700 SHOWMOJO
• 2025-12-09 Price Changed $1,700 SHOWMOJO
• 2025-11-11 Listed for Rent $1,850 SHOWMOJO
• 2015-03-02 Price Changed $57,900 FORTMLS
• 2013-03-25 Price Changed $46,900 FORTMLS
• 2013-03-22 Sold (MLS) $40,000 FORTMLS
• 2008-09-26 Sold (MLS) $61,300 FORTMLS
• 2005-04-04 Sold (Public Records) $120,000 Public Records
• 2005-03-18 Sold (MLS) $120,000 FORTMLS
• 2005-02-18 Price Changed $129,900 FORTMLS

Property tax history

+7.5%/yr

Latest (2025): $2,313 · -7.0% YoY. Source: county tax records.