3309 14th St SW · Lehigh Acres, FL 33976

$305,097

4 bd · 2.0 ba · 1,824 sqft · Land · 21 Days on market

Built 2026 10,759 sqft lot

---

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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.7/10.0

Listing remarks MLS

The property is located in desirable Lehigh Acres Southwest. Newer homes in the are and easy access to Route 82 for Fort Myers or Immokalee.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Property is new construction; Developer-provided lot dimensions
• HOA & community: No HOA maintenance; No community amenities; Community type: see remarks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Well water; Septic sewer; Cable available; Electric service (central)
• Home design: Single-family home; 1 story (ranch) traditional design; Rear exposure faces north
• Construction: Concrete block construction; Year built 2026
• Exterior features: Stucco exterior; Shingle roof; Single-hung and sliding windows; Manual shutters; Landscaped view; Well irrigation; Regular lot

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator / icemaker; Freezer; Eat-in kitchen
• Bedrooms: 4 bedrooms; Includes a first-floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High speed internet available; Smoke detectors; Walk-in closet; Great room; Open porch / lanai; Unfurnished; Split bedroom floor plan
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door

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 $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (27.8% below list).
• Recommended offer: $220k (27.8% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $33k of equity ($2k loan paydown + $31k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 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 $28k; list at $305k implies a 990% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,405 (27.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.5

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: 19.2%
• Equity multiple: 2.55×
• Total profit: $132,155
• Equity at exit: $274,856

10-year hold

• IRR: 17.1%
• Equity multiple: 5.68×
• Total profit: $399,480
• Equity at exit: $592,736

Cash invested: $85,427 (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: 788
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,600
• Tax est. 1.5%: −$381 /mo · $4,576/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-434

Break-even live

Break-even rent $2,753

Max offer price $242,338

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-328	+0% $-434	+5% $-539	+10% $-645
Rent	-10% $-608	-5% $-521	+0% $-434	+5% $-347	+10% $-260
Rate	-1.0pp $-280	-0.5pp $-356	base $-434	+0.5pp $-513	+1.0pp $-593

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: $76,274
• Closing costs: $9,153
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	0.27mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.33mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	15d	1	0.33mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	20d	1	0.33mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.46mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.46mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.52mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	4d	1	0.54mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.62mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.63mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.64mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.66mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	0.69mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	17d	1	0.77mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	0.78mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.79mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.84mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.87mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.90mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	0.91mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	4d	1	0.93mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	25d	1	0.95mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.98mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	4d	1	0.99mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	13d	1	0.99mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	1.01mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.14mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	1.14mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	1.16mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	1.16mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	1.26mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.28mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.28mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.28mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.34mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.35mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.36mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	4d	1	1.36mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.36mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.37mi

Listing history 9 events

1. 2026-05-20
   status Pending
2. 2026-04-29
   listed $305,097 Active
3. 2025-12-30
   soldstatus $28,000
4. 2025-12-22
   soldstatus $28,000 Closed 140-char remark

   Show marketing remark (140 chars)

   The property is located in desirable Lehigh Acres Southwest. Newer homes in the are and easy access to Route 82 for Fort Myers or Immokalee.

5. 2025-09-03
   status Pending 140-char remark

   Show marketing remark (140 chars)

   The property is located in desirable Lehigh Acres Southwest. Newer homes in the are and easy access to Route 82 for Fort Myers or Immokalee.

6. 2025-08-22
   status Active 140-char remark

   Show marketing remark (140 chars)

   The property is located in desirable Lehigh Acres Southwest. Newer homes in the are and easy access to Route 82 for Fort Myers or Immokalee.

7. 2025-08-18
   status Pending 140-char remark

   Show marketing remark (140 chars)

   The property is located in desirable Lehigh Acres Southwest. Newer homes in the are and easy access to Route 82 for Fort Myers or Immokalee.

8. 2025-08-12
   listed $32,000 Active 140-char remark

   Show marketing remark (140 chars)

   The property is located in desirable Lehigh Acres Southwest. Newer homes in the are and easy access to Route 82 for Fort Myers or Immokalee.

9. 2016-10-06
   soldstatus $5,450

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $26,449
• − Mortgage interest: −$17,090
• − Property taxes: −$4,576
• − Insurance: −$2,323
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$8,876
• Taxable loss: −$10,648
• Est. tax savings @ 24.0%: +$2,556
• After-tax cash flow: $-2,649/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

+5498.1% since first listed

9 events — show timeline

• 2026-05-20 Pending — NAPLESMLS
• 2026-04-29 Listed $305,097 NAPLESMLS
• 2025-12-30 Sold (Public Records) $28,000 Public Records
• 2025-12-22 Sold (MLS) $28,000 FORTMLS
• 2025-09-03 Pending — FORTMLS
• 2025-08-22 Relisted — FORTMLS
• 2025-08-18 Pending — FORTMLS
• 2025-08-12 Listed $32,000 FORTMLS
• 2016-10-06 Sold (Public Records) $5,450 Public Records

Property tax history

+17.8%/yr

Latest (2025): $434 · +10.7% YoY. Source: county tax records.