3005 11th St SW · Lehigh Acres, FL 33976

$304,990

4 bd · 2.0 ba · 1,806 sqft · Land · 22 Days on market

Built 2025 10,454 sqft lot

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Why this score? — see what drove the D+ 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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

The ROYAL floor plan has four bedrooms, two full bathrooms, a two-car garage, and 1,806 square feet of living space. The great room is spacious and accommodating. A beautiful walk-around island is conveniently located between the great room and the kitchen making it a gathering place for both rooms. Three bedrooms are on one side of the home and the owner's suite is on the other side. The ROYAL comes with one full year of Holiday Builders non-transferable coverage and a 10-year limited structural warranty.

Key facts

• Walk-around island
• Great room
• Owner's suite

Tags

• WALK-AROUND ISLAND
• GREAT ROOM
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $305k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $228k (25.2% below list).
• Recommended offer: $228k (25.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% 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 $33k of equity ($2k loan paydown + $30k 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 $85k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $305k implies a 1051% 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 $228,219 (25.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.75% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.87×
• Total profit: $159,430
• Equity at exit: $274,759

10-year hold

• IRR: 20.3%
• Equity multiple: 6.35×
• Total profit: $457,081
• Equity at exit: $592,528

Cash invested: $85,397 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $3

Break-even live

Break-even rent $2,279

Max offer price $304,990

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	23d	1	0.23mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.29mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	0.31mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.42mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	23d	1	0.56mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.72mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	0.73mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.76mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.76mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.77mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	0.80mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	19d	1	0.81mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.85mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.85mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.89mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.91mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.92mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	0.93mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	1.04mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	1.08mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	1.08mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	23d	1	1.13mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	1.14mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	1.14mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	1.16mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	19d	1	1.18mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	1.19mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	14d	1	1.20mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	1.20mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	1.20mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	19d	1	1.20mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.21mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	1.24mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	1.27mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	1.32mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	1.33mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	23d	1	1.34mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	23d	1	1.34mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	23d	1	1.34mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	1.35mi

Listing history 11 events

1. 2026-06-17
   days on market $304,990 Active 22 DOM
2. 2026-06-16
   days on market $304,990 Active 21 DOM
3. 2026-06-15
   days on market $304,990 Active 20 DOM
4. 2026-06-13
   pricestatus $304,990 Active 18 DOM
5. 2025-03-14
   status Pending
6. 2025-02-24
   listed $320,000 Active
7. 2024-03-13
   soldstatus $26,500
8. 2024-02-01
   soldstatus $735,286
9. 2004-06-14
   soldstatus $10,200
10. 2004-05-17
    soldstatus $45,000
11. 1986-04-01
    soldstatus $12,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $2,531 · $211/mo
• Expected delta: +$1,645/yr (+$137/mo · 185.7%)

ⓘ 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: $27,386
• − Mortgage interest: −$17,084
• − Property taxes: −$886
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$8,872
• Taxable loss: −$5,363
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $1,319/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

+2566.7% since first listed

7 events — show timeline

• 2025-03-14 Pending — FORTMLS
• 2025-02-24 Listed $320,000 FORTMLS
• 2024-03-13 Sold (Public Records) $26,500 Public Records
• 2024-02-01 Sold (Public Records) $735,286 Public Records
• 2004-06-14 Sold (Public Records) $10,200 Public Records
• 2004-05-17 Sold (Public Records) $45,000 Public Records
• 1986-04-01 Sold (Public Records) $12,000 Public Records

Property tax history

+26.0%/yr

Latest (2025): $886 · +112.0% YoY. Source: county tax records.