2902 33rd St W · Lehigh Acres, FL 33971

$281,490

4 bd · 2.0 ba · 1,426 sqft · Land · 107 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW BUILD COMPLETE - MOVE-IN-READY. WAS $303,990 - NOW $278,990. SPECIAL INCENTIVES: UP TO $20,000 towards CLOSING COST / PREPAIDS when using preferred lenders. The 1,426 -square-foot (air-conditioned) Windsor plan boasts a well-designed open floor plan that includes four bedrooms, two bathrooms, and a two-car garage. The kitchen boasts upgraded 30” contemporary shaker-style cabinets, a spacious kitchen island with upgraded quartz countertops, Whirlpool dishwasher, microwave, and range, refrigerator, washer & dryer. The Kitchen overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private b

Key facts

• Open floor plan
• Quartz countertops
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINETS
• SPACIOUS KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• TILE-PLANK FLOORING
• VAULTED CEILINGS

Property features AI

Finance

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

Exterior

• Parking: Attached garage with automatic opener; 2 covered garage spaces
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; Entry on level 1; Faces south; RS-1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open porch; Security/high-impact doors; Rectangular lot; North exposure

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: High ceilings; Open family/dining area; Combined living/dining room; Pantry; Cable TV available; Walk-in closets; Split bedroom layout; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $281k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (20.5% below list).
• Recommended offer: $224k (20.5% 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 21d 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 35% 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 107 days — a 9% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $281k implies a 1464% 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 $223,756 (20.5% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.5

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: -24.2%
• Equity multiple: 0.19×
• Total profit: $-63,451
• Equity at exit: $41,971

10-year hold

• IRR: -31.3%
• Equity multiple: -0.21×
• Total profit: $-95,026
• Equity at exit: $24,338

Cash invested: $78,817 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,476
• Tax est. 1.5%: −$352 /mo · $4,222/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-178

Break-even live

Break-even rent $2,462

Max offer price $255,785

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: $70,372
• Closing costs: $8,445
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	2d	1	0.04mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	23d	1	0.21mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	2d	1	0.21mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	23d	1	0.26mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	3d	1	0.33mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	23d	1	0.34mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	15d	1	0.48mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	0.49mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	0.50mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	13d	1	0.52mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	23d	1	0.54mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	0.55mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	3d	1	0.58mi
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	3d	1	0.60mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	23d	1	0.65mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	0.65mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	23d	1	0.66mi
2608 25th St W Lehigh Acres, FL	3.0	2.0	1633	$2,300	$1.41	23d	1	0.70mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	23d	1	0.72mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	0.77mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.95mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	14d	1	0.95mi
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	23d	1	0.98mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	15d	1	1.00mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	23d	1	1.02mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	23d	1	1.06mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	23d	1	1.08mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.08mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.13mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.13mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.14mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.14mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	19d	1	1.17mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	19d	1	1.17mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	1.22mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	1.25mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	1d	1	1.25mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	1d	1	1.30mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	15d	1	1.30mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	1d	1	1.33mi

Listing history 23 events

1. 2026-06-16
   status $281,490 Pending 107 DOM
2. 2026-06-15
   days on market $281,490 Active 107 DOM
3. 2026-06-13
   pricedays on market $281,490 Active 105 DOM
4. 2026-06-10
   pricedays on market $278,990 Active 102 DOM
5. 2026-06-09
   days on market $279,990 Active 101 DOM
6. 2026-06-07
   days on market $279,990 Active 99 DOM
7. 2026-06-02
   pricedays on market $279,990 Active 94 DOM
8. 2026-06-01
   days on market $281,490 Active 93 DOM
9. 2026-06-01
   days on market $281,490 Active 92 DOM
10. 2026-05-21
    price $283,490
11. 2026-05-13
    price $283,990
12. 2026-05-06
    price $285,990
13. 2026-04-29
    price $287,990
14. 2026-04-22
    price $292,990
15. 2026-04-15
    price $294,990
16. 2026-04-08
    price $295,990
17. 2026-04-01
    price $296,990
18. 2026-03-24
    price $299,990
19. 2026-03-18
    price $301,990
20. 2026-03-04
    status Active
21. 2026-02-27
    status Pending
22. 2026-02-23
    listed $303,990 Active
23. 2025-10-28
    soldstatus $18,000

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $26,851
• − Mortgage interest: −$15,768
• − Property taxes: −$4,222
• − Insurance: −$1,407
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$8,189
• Taxable loss: −$7,032
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-444/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

+1474.9% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $283,490 FORTMLS
• 2026-05-13 Price Changed $283,990 FORTMLS
• 2026-05-06 Price Changed $285,990 FORTMLS
• 2026-04-29 Price Changed $287,990 FORTMLS
• 2026-04-22 Price Changed $292,990 FORTMLS
• 2026-04-15 Price Changed $294,990 FORTMLS
• 2026-04-08 Price Changed $295,990 FORTMLS
• 2026-04-01 Price Changed $296,990 FORTMLS
• 2026-03-24 Price Changed $299,990 FORTMLS
• 2026-03-18 Price Changed $301,990 FORTMLS
• 2026-03-04 Relisted — FORTMLS
• 2026-02-27 Pending — FORTMLS
• 2026-02-23 Listed $303,990 FORTMLS
• 2025-10-28 Sold (Public Records) $18,000 Public Records

Property tax history

+17.8%/yr

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