2603 36th St SW · Lehigh Acres, FL 33976

$329,000

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 193 Days on market

Built 2025 0.25 ac lot Est $300k · 10% over

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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).

• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• ARV discount +3.2/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.4/10.0
• DSCR +1.0/10.0

Listing remarks

Seller to contribute toward buyer’s closing costs at closing. Modern, brand-new luxury construction at 2603 36th St SW, Lehigh Acres, FL 33976. This 3-bedroom plus den, 2-bath home offers soaring ceilings, impact windows and doors, sleek tile flooring throughout (no carpet), and a designer kitchen with a quartz waterfall island. The versatile den is ideal for a home office or gym. Enjoy the covered lanai, 2-car garage, and no HOA. Move-in ready—your modern oasis awaits. Photos with furniture are virtually staged. Why wait? Schedule your tour today and make it yours.

Key facts

• Designer kitchen
• Acrylic cabinets
• Stainless appliances

Tags

• OPEN LAYOUT
• IMPACT WINDOWS
• DESIGNER KITCHEN
• ACRYLIC CABINETS
• QUARTZ WATERFALL ISLAND
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Lot is rectangular with automatic sprinklers; Lot dimensions approximately 80 x 125; 0.25 acre; Public maintained road; Property exposure to the south
• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Detached 2-car garage; Driveway; paved
• Security: High-impact doors; Smoke detector(s)
• Utilities: Water from well; Septic tank; Cable not available
• Home design: Single-story; New construction; North-facing entry
• Construction: Block, concrete, and stucco construction; Shingle roof; New construction
• Exterior features: Patio (open); Porch; Sprinkler/irrigation system (automatic); Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Includes a den; Includes a great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic; Breakfast bar; Entrance foyer; Pantry; Pull-down attic stairs; Shower only; separate shower; Split bedrooms; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (35.8% below list).
• Recommended offer: $211k (35.8% 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+, 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 35% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $20k; list at $329k implies a 1545% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,329 (35.8% 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. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $300,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 38th St SW	0.09mi	3/2.0	1,629 (+4%)	0mo	$350,000	$215	89
2515 29th St SW	0.48mi	3/2.0	1,630 (+4%)	1mo	$315,000	$193	70
20529 Hazelnut Ct S	0.54mi	2/2.0 (-1)	1,564 (+0%)	1mo	$202,000	$129	69
20531 Hazelnut Ct S	0.55mi	2/2.0 (-1)	1,564 (+0%)	1mo	$202,000	$129	69
117 Paxton St	0.38mi	3/2.0	1,421 (-9%)	2mo	$275,000	$194	66
339 Pyramid Ave	0.51mi	3/2.0	1,637 (+5%)	3mo	$320,000	$195	66
341 Pyramid Ave	0.52mi	3/2.0	1,637 (+5%)	4mo	$315,000	$192	65
2906 29th St SW	0.70mi	3/2.0	1,538 (-2%)	2mo	$335,000	$218	63
20589 Hazelnut Ct S	0.63mi	2/2.0 (-1)	1,564 (+0%)	4mo	$212,000	$136	62
20611 Hazelnut Ct	0.67mi	2/2.0 (-1)	1,564 (+0%)	7mo	$212,000	$136	58
157 Partridge St	0.74mi	3/2.0	1,495 (-4%)	7mo	$238,000	$159	53
4602 Beth Ave S	0.64mi	4/2.0 (+1)	1,757 (+12%)	4mo	$274,500	$156	41

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $136,305
• Equity at exit: $296,389

10-year hold

• IRR: 16.5%
• Equity multiple: 5.55×
• Total profit: $419,195
• Equity at exit: $639,175

Cash invested: $92,120 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-576

Break-even live

Break-even rent $2,843

Max offer price $227,211

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	14d	1	0.40mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	0.40mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	24d	1	0.48mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	24d	1	0.52mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	24d	1	0.54mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	10d	1	0.54mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	24d	1	0.60mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	0.62mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	2d	1	0.62mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	24d	1	0.62mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	3d	1	0.63mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	24d	1	0.65mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	24d	1	0.67mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	0.67mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	2d	1	0.68mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	3d	1	0.68mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	24d	1	0.68mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	14d	1	0.70mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	24d	1	0.75mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	16d	1	0.76mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	24d	1	0.77mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.79mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	24d	1	0.81mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	0.82mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	0.82mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	21d	1	0.87mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	24d	1	0.88mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	24d	1	0.89mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	24d	1	0.89mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	24d	1	0.89mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	10d	1	0.93mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	3d	1	0.94mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	24d	1	0.94mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	24d	1	0.96mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	24d	1	0.96mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	24d	1	0.96mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.96mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	3d	1	0.96mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	24d	1	0.97mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	3d	1	0.97mi

Listing history 18 events

1. 2026-04-06
   price $329,000
2. 2026-02-15
   price $329,400
3. 2025-11-17
   listed $329,900 Active
4. 2025-10-22
   historical
5. 2025-10-14
   price $339,900
6. 2025-07-30
   price $344,900
7. 2025-05-01
   price $349,900
8. 2025-04-22
   listed $354,900 Active
9. 2025-04-08
   historical
10. 2025-01-07
    listed $354,900 Active
11. 2024-12-20
    historical
12. 2024-06-21
    listed $354,999 Active
13. 2022-10-21
    soldstatus $19,999
14. 2022-10-14
    soldstatus $19,999 Sold
15. 2022-09-23
    status Pending
16. 2022-06-22
    listed $24,999 Active
17. 2003-12-12
    soldstatus $4,800
18. 2003-10-20
    price $5,000

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $3,802 · $317/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $25,359
• − Mortgage interest: −$18,429
• − Property taxes: −$3,802
• − Insurance: −$2,442
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$9,571
• Taxable loss: −$12,943
• Est. tax savings @ 24.0%: +$3,106
• After-tax cash flow: $-3,808/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

+6480.0% since first listed

18 events — show timeline

• 2026-04-06 Price Changed $329,000 FORTMLS
• 2026-02-15 Price Changed $329,400 FORTMLS
• 2025-11-17 Listed $329,900 FORTMLS
• 2025-10-22 Listing Removed — FORTMLS
• 2025-10-14 Price Changed $339,900 FORTMLS
• 2025-07-30 Price Changed $344,900 FORTMLS
• 2025-05-01 Price Changed $349,900 FORTMLS
• 2025-04-22 Listed $354,900 FORTMLS
• 2025-04-08 Listing Removed — FORTMLS
• 2025-01-07 Listed $354,900 FORTMLS
• 2024-12-20 Listing Removed — FORTMLS
• 2024-06-21 Listed $354,999 FORTMLS
• 2022-10-21 Sold (Public Records) $19,999 Public Records
• 2022-10-14 Sold (MLS) $19,999 BEARMLS
• 2022-09-23 Pending — BEARMLS
• 2022-06-22 Listed $24,999 BEARMLS
• 2003-12-12 Sold (MLS) $4,800 FORTMLS
• 2003-10-20 Price Changed $5,000 FORTMLS

Property tax history

+43.2%/yr

Latest (2025): $3,802 · +734.9% YoY. Source: county tax records.