4107 11th St SW · Lehigh Acres, FL 33976

$339,990

4 bd · 2.0 ba · 2,134 sqft · Land · 22 Days on market

Built 2025 0.25 ac 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

Tile floors all main areas, quartz countertops in kitchen and baths, truss covered rear lanai! The MAJESTIC floor plan has four bedrooms and a den, two full bathrooms, a two-car garage, and 2134 square feet of living space. An island-design kitchen overlooks the spacious Great Room, which offers plenty of room for gathering and entertaining. The den is located at the front of the home. The MAJESTIC is a split floor plan with three bedrooms on one side of the home and the owner's suite on the other side. The MAJESTIC also comes with one full year of builder's transferable warranty coverage and a 10-year limited structural warranty.

Key facts

• Quartz countertops
• Tile floors
• Spacious great room

Tags

• TILE FLOORS
• QUARTZ COUNTERTOPS
• TRUSS COVERED REAR LANAI
• ISLAND-DESIGN KITCHEN
• SPACIOUS GREAT ROOM
• SPLIT FLOOR PLAN

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; Faces north; South exposure
• Construction: Block, concrete and stucco construction; Shingle roof; Under construction
• Exterior features: Shutters (manual); No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Range; Pantry
• Bedrooms: Master bedroom (14 x 15); Bedroom (13 x 12); Bedroom (12 x 12); Bedroom (12 x 12); Den (11 x 14)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Double-hung windows; Separate/formal dining room; Pantry; Separate shower; Shower only; Split bedrooms; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-607 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (35.1% below list).
• Recommended offer: $221k (35.1% 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 24d 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 36% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k 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 ($335k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $340k implies a 1260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,567 (35.1% 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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 12.8

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $140,069
• Equity at exit: $306,290

10-year hold

• IRR: 16.4%
• Equity multiple: 5.53×
• Total profit: $431,381
• Equity at exit: $660,526

Cash invested: $95,197 (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: $2,206 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-607

Break-even live

Break-even rent $2,974

Max offer price $252,139

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	0.40mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.41mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.49mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	13d	1	0.57mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.58mi
4307 2nd St SW Lehigh Acres, FL	4.0	2.0	1843	$2,191	$1.19	2d	1	0.61mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.68mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	23d	1	0.70mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	23d	1	0.72mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.72mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	0.83mi
124 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1532	$1,810	$1.18	23d	1	0.84mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	23d	1	0.85mi
3919 3rd St W Lehigh Acres, FL	4.0	2.0	1728	$2,131	$1.23	3d	1	0.85mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.94mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	23d	1	0.98mi
721 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	21d	1	0.98mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	23d	1	0.99mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	21d	1	0.99mi
4541 21st St SW Lehigh Acres, FL	3.0	2.0	2228	$1,695	$0.76	23d	1	0.99mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.99mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	13d	1	1.04mi
115 Hightower Ave S Lehigh Acres, FL	3.0	2.0	2376	$1,800	$0.76	21d	1	1.05mi
4713 13th St SW Lehigh Acres, FL	3.0	2.0	2320	$1,600	$0.69	3d	1	1.06mi
121 Homer Ave S Lehigh Acres, FL	3.0	2.0	2438	$1,800	$0.74	23d	1	1.07mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	1.09mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	1.13mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	1.13mi
4743 14th St SW Lehigh Acres, FL	3.0	2.0	2340	$1,700	$0.73	23d	1	1.19mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	23d	1	1.20mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	1.23mi
4614 25th St SW Lehigh Acres, FL	3.0	2.0	2328	$1,300	$0.56	21d	1	1.28mi
4646 24th St SW Lehigh Acres, FL	3.0	2.0	1600	$1,600	$1.00	23d	1	1.32mi
802 Zona Ave N Lehigh Acres, FL	4.0	2.0	1900	$2,295	$1.21	10d	1	1.32mi
4734 22nd St SW Lehigh Acres, FL	3.0	2.0	2349	$1,850	$0.79	23d	1	1.33mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	1.37mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	15d	1	1.39mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	1.41mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	1.41mi

Listing history 14 events

1. 2026-06-17
   days on market $339,990 Active 22 DOM
2. 2026-06-16
   days on market $339,990 Active 21 DOM
3. 2026-06-15
   days on market $339,990 Active 20 DOM
4. 2026-06-13
   days on market $339,990 Active 18 DOM
5. 2026-06-10
   days on market $339,990 Active 15 DOM
6. 2026-06-09
   days on market $339,990 Active 14 DOM
7. 2026-06-08
   days on market $339,990 Active 13 DOM
8. 2026-06-07
   days on market $339,990 Active 12 DOM
9. 2026-06-03
   days on market $339,990 Active 8 DOM
10. 2026-06-02
    days on market $339,990 Active 7 DOM
11. 2026-06-01
    days on market $339,990 Active 6 DOM
12. 2026-05-31
    days on market $339,990 Active 5 DOM
13. 2026-05-26
    listed $339,990 Active
14. 2025-08-06
    soldstatus $25,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $26,468
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$9,891
• Taxable loss: −$13,502
• Est. tax savings @ 24.0%: +$3,240
• After-tax cash flow: $-4,045/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

+1260.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $339,990 FORTMLS
• 2025-08-06 Sold (Public Records) $25,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $430 · +10.7% YoY. Source: county tax records.