4102 4th St SW · Lehigh Acres, FL 33976

$319,000

4 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 40 Days on market

Built 2024 0.25 ac lot Est $294k · 9% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• ARV discount +3.6/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +1.2/10.0

Listing remarks MLS

NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Lot is regularly shaped on a 0.25-acre parcel; Lot dimensions approximately 80 x 137; Irrigation from well; View: see remarks
• HOA & community: No HOA maintenance or amenities (see remarks); Community type: see remarks

Exterior

• Parking: Attached 2-car garage
• Security: Impact-resistant doors and windows
• Utilities: Well water; Septic system; Cable available
• Home design: Single-family home; 1 story / ranch; Rear exposure: North; Residential property in Lehigh Acres
• Construction: Concrete block construction; Built in 2024
• Exterior features: Automatic sprinkler system; Impact resistant doors; Impact resistant windows; Single-hung windows; Stucco finish; Shingle roof

Interior

• Kitchen: Dishwasher; Range; Microwave; Pantry
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath: none
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Pantry; Volume ceiling; Walk-in closet; Open porch / lanai; Split-bedroom floor plan
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (34.7% below list).
• Recommended offer: $208k (34.7% 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 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 34% 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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,217 (34.7% 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 40 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $293,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Curtis Ave S	0.26mi	3/2.0 (-1)	1,372 (-4%)	14mo	$284,990	$208	65
4109 11th St SW	0.46mi	3/2.0 (-1)	1,426 (0%)	11mo	$288,000	$202	65
4000 10th St SW	0.45mi	3/2.0 (-1)	1,407 (-1%)	12mo	$270,000	$192	62
4203 11th St SW	0.46mi	3/2.0 (-1)	1,392 (-2%)	10mo	$285,000	$205	61
101 Eric Ave N	0.33mi	3/2.0 (-1)	1,536 (+8%)	8mo	$360,000	$234	60
3905 Lee Blvd	0.61mi	3/2.5 (-1)	1,386 (-3%)	9mo	$280,000	$202	53
4009 6th St W	0.66mi	3/2.0 (-1)	1,408 (-1%)	15mo	$280,000	$199	49
54 Brian Ave S	0.41mi	3/2.0 (-1)	1,604 (+12%)	11mo	$330,000	$206	46
209 Gerald Ave N	0.66mi	3/2.0 (-1)	1,272 (-11%)	13mo	$252,000	$198	35
812 Floyd Ave S	0.52mi	3/2.0 (-1)	1,247 (-13%)	22mo	$277,000	$222	32
4212 6th St W	0.70mi	3/2.0 (-1)	1,240 (-13%)	14mo	$280,000	$226	29
4300 13th St SW	0.60mi	3/2.0 (-1)	1,630 (+14%)	18mo	$370,000	$227	28

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $138,015
• Equity at exit: $287,380

10-year hold

• IRR: 17.1%
• Equity multiple: 5.69×
• Total profit: $418,723
• Equity at exit: $619,747

Cash invested: $89,320 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-465

Break-even live

Break-even rent $2,670

Max offer price $236,923

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	2d	1	0.30mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.31mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	0.39mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.40mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.43mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.47mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.49mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.55mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	0.56mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	0.58mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	23d	1	0.59mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	15d	1	0.64mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.65mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	23d	1	0.68mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	0.68mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	0.69mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	14d	1	0.70mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.70mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	23d	1	0.73mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	23d	1	0.74mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	0.74mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	23d	1	0.75mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	0.76mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	23d	1	0.76mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	0.76mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	0.78mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	21d	1	0.81mi
113 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	21d	1	0.82mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.83mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	23d	1	0.84mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	0.87mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	23d	1	0.90mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	0.91mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.92mi
214 Ichabod Ave Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	2d	1	0.92mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	0.94mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	13d	1	0.94mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.96mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.96mi
151 Pine Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	2d	1	1.01mi

Listing history 25 events

1. 2026-06-17
   days on market $319,000 Active 40 DOM
2. 2026-06-16
   days on market $319,000 Active 39 DOM
3. 2026-06-15
   days on market $319,000 Active 38 DOM
4. 2026-06-13
   days on market $319,000 Active 36 DOM
5. 2026-06-10
   days on market $319,000 Active 33 DOM
6. 2026-06-09
   days on market $319,000 Active 32 DOM
7. 2026-06-08
   days on market $319,000 Active 31 DOM
8. 2026-06-07
   days on market $319,000 Active 30 DOM
9. 2026-06-03
   days on market $319,000 Active 26 DOM
10. 2026-06-02
    days on market $319,000 Active 25 DOM
11. 2026-06-01
    days on market $319,000 Active 24 DOM
12. 2026-05-31
    days on market $319,000 Active 23 DOM
13. 2026-05-08
    listed $319,000 Active
14. 2026-05-06
    historical
15. 2026-04-15
    price $319,000
16. 2025-11-25
    listed $319,999 Active
17. 2025-02-08
    soldstatus $309,990 Closed 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

18. 2024-12-26
    status Pending 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

19. 2024-12-18
    price $309,990 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

20. 2024-12-11
    price $310,990 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

21. 2024-12-05
    price $314,990 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

22. 2024-11-26
    price $316,990 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

23. 2024-11-21
    price $318,990 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

24. 2024-10-28
    listed $320,990 Active 915-char remark

    Show marketing remark (915 chars)

    NEW BUILD - Anticipated completion date is December 13th, 2024. 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, and overlooks a spacious great room that features beautiful tile-plank flooring and vaulted ceilings. The expansive owner’s suite features a private bathroom, with a separate linen closet, and large walk-in closet. The three guest bedrooms share a guest bathroom and are located opposite the owner’s suite. The Windsor also features a decorative brick paver driveway, a professionally designed landscaping package and irrigation system, and designer-selected paint colors, light, and plumbing fixtures.

25. 2014-01-02
    soldstatus $13,500

ⓘ 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: $3,645 · $304/mo
• Projected year-2 tax: $3,645 · $304/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,986
• − Mortgage interest: −$17,869
• − Property taxes: −$3,645
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$9,280
• Taxable loss: −$11,401
• Est. tax savings @ 24.0%: +$2,736
• After-tax cash flow: $-2,839/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

+2263.0% since first listed

13 events — show timeline

• 2026-05-08 Listed $319,000 NAPLESMLS
• 2026-05-06 Listing Removed — NAPLESMLS
• 2026-04-15 Price Changed $319,000 NAPLESMLS
• 2025-11-25 Listed $319,999 NAPLESMLS
• 2025-02-08 Sold (MLS) $309,990 FORTMLS
• 2024-12-26 Pending — FORTMLS
• 2024-12-18 Price Changed $309,990 FORTMLS
• 2024-12-11 Price Changed $310,990 FORTMLS
• 2024-12-05 Price Changed $314,990 FORTMLS
• 2024-11-26 Price Changed $316,990 FORTMLS
• 2024-11-21 Price Changed $318,990 FORTMLS
• 2024-10-28 Listed $320,990 FORTMLS
• 2014-01-02 Sold (Public Records) $13,500 Public Records

Property tax history

+42.7%/yr

Latest (2025): $3,645 · +832.9% YoY. Source: county tax records.