4507 E 10th St · Lehigh Acres, FL 33972

$285,000

3 bd · 2.0 ba · 1,200 sqft · Land · 123 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 1/4 ACRE Corner lot in a great location!! This area is growing and prices are going up, making this is a great investment opportunity! Make an offer today.

Key facts

• Ample cabinetry
• Modern finishes
• Functional layout

Tags

• CORNER LOT
• MODERN FINISHES
• AMPLE CABINETRY
• FUNCTIONAL LAYOUT
• WELL-APPOINTED BATHROOM
• GENEROUS CLOSET SPACE

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Security: High-impact/secure doors
• Utilities: Septic tank; Well water; Cable not available
• Home design: Single-story; Entry level: 1; Faces south; Residential zoning RS-1
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Rectangular lot; North exposure; Property has a view; Under construction

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Dual sinks; Kitchen island; Open living/dining area; Pantry; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (35.2% below list).
• Recommended offer: $185k (35.2% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/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 $9k 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 123 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 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 $16k; list at $285k implies a 1739% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,771 (35.2% 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 123 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.67%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.07×
• Total profit: $-74,197
• Equity at exit: $42,494

10-year hold

• IRR: -18.4%
• Equity multiple: -0.09×
• Total profit: $-87,235
• Equity at exit: $24,642

Cash invested: $79,800 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-510

Break-even live

Break-even rent $2,493

Max offer price $211,220

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	2d	1	0.87mi
4103 13th St SW Lehigh Acres, FL	2.0	1.0	900	$1,550	$1.72	11d	1	0.88mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	23d	1	1.23mi
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	21d	1	1.27mi
3402 14th St W Lehigh Acres, FL	2.0	1.0	777	$1,350	$1.74	2d	1	1.44mi

Listing history 16 events

1. 2026-06-17
   days on market $285,000 Active 123 DOM
2. 2026-06-16
   days on market $285,000 Active 122 DOM
3. 2026-06-15
   days on market $285,000 Active 121 DOM
4. 2026-06-13
   days on market $285,000 Active 119 DOM
5. 2026-06-10
   days on market $285,000 Active 116 DOM
6. 2026-06-09
   days on market $285,000 Active 115 DOM
7. 2026-06-07
   days on market $285,000 Active 113 DOM
8. 2026-06-02
   days on market $285,000 Active 108 DOM
9. 2026-06-01
   days on market $285,000 Active 107 DOM
10. 2026-06-01
    days on market $285,000 Active 106 DOM
11. 2026-02-11
    listed $285,000 Active
12. 2025-07-14
    soldstatus $15,500 Closed 160-char remark

    Show marketing remark (160 chars)

    Nice 1/4 ACRE Corner lot in a great location!! This area is growing and prices are going up, making this is a great investment opportunity! Make an offer today.

13. 2025-07-09
    soldstatus $15,500
14. 2025-06-24
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Nice 1/4 ACRE Corner lot in a great location!! This area is growing and prices are going up, making this is a great investment opportunity! Make an offer today.

15. 2025-04-28
    price $18,900 160-char remark

    Show marketing remark (160 chars)

    Nice 1/4 ACRE Corner lot in a great location!! This area is growing and prices are going up, making this is a great investment opportunity! Make an offer today.

16. 2025-03-28
    listed $19,900 Active 160-char remark

    Show marketing remark (160 chars)

    Nice 1/4 ACRE Corner lot in a great location!! This area is growing and prices are going up, making this is a great investment opportunity! Make an offer today.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,173
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$8,291
• Taxable loss: −$11,330
• Est. tax savings @ 24.0%: +$2,719
• After-tax cash flow: $-3,399/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+1332.2% since first listed

6 events — show timeline

• 2026-02-11 Listed $285,000 FORTMLS
• 2025-07-14 Sold (MLS) $15,500 FORTMLS
• 2025-07-09 Sold (Public Records) $15,500 Public Records
• 2025-06-24 Pending — FORTMLS
• 2025-04-28 Price Changed $18,900 FORTMLS
• 2025-03-28 Listed $19,900 FORTMLS

Property tax history

+17.3%/yr

Latest (2025): $358 · +8.9% YoY. Source: county tax records.