3903 SW 11 · Lehigh Acres, FL 33976

$310,000

3 bd · 2.0 ba · 1,383 sqft · SingleFamily · 160 Days on market

Built 2026 Excellent condition 2-car garage $224/sqft · at area comps Est $314k · at est. ↓ 5% since listing

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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 +8.0/15.0
• Cash flow +6.4/30.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

Brand-new home with elegant modern finishes, high ceilings, and abundant natural light, highlighted by large windows and 8-foot doors that create a spacious, bright, and sophisticated atmosphere throughout. This thoughtfully designed residence offers 3 bedrooms, 2 full bathrooms, and a versatile den ideal for a home office, media room, or additional living space, along with a two-car garage with an electric door. The property is delivered fully equipped exactly as shown, including all appliances, washer, and dryer, providing a true move-in-ready experience from day one with no additional investment needed.

Key facts

• 2 garage spots
• Built 2026
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-537 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (34.5% below list).
• Recommended offer: $203k (34.5% 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); 1102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,187 (34.5% 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 160 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $313,587
• List price: $310,000
• Delta: -1.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3113 26th St SW	0.09mi	3/3.0	1,423 (+3%)	1mo	$300,000	$211	86
3005 Inez Ave S	0.45mi	3/2.0	1,418 (+2%)	1mo	$300,000	$212	74
2922 22nd St SW	0.43mi	3/2.0	1,426 (+3%)	12mo	$329,900	$231	65
3024 35th St SW	0.54mi	3/2.0	1,389 (+0%)	14mo	$300,000	$216	63
2906 26th St SW	0.41mi	3/2.0	1,574 (+14%)	0mo	$250,000	$159	58
2916 21st St SW	0.51mi	4/2.0 (+1)	1,426 (+3%)	10mo	$298,990	$210	57
2906 29th St SW	0.42mi	3/2.0	1,538 (+11%)	5mo	$335,000	$218	57
1611 Karen Ave S	0.65mi	3/2.0	1,487 (+8%)	0mo	$285,000	$192	57
2914 23rd St SW	0.43mi	3/2.0	1,566 (+13%)	1mo	$355,000	$227	57
3407 25th St SW	0.50mi	3/2.0	1,272 (-8%)	10mo	$230,000	$181	55
1506 Ruth Ave S	0.72mi	3/2.0	1,552 (+12%)	1mo	$299,000	$193	45
2906 18th St SW	0.70mi	3/2.0	1,536 (+11%)	7mo	$340,000	$221	43

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: 18.3%
• Equity multiple: 2.48×
• Total profit: $128,698
• Equity at exit: $279,273

10-year hold

• IRR: 16.5%
• Equity multiple: 5.55×
• Total profit: $395,298
• Equity at exit: $602,262

Cash invested: $86,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 79 active · 73 under contract
• Months of supply: 16.3 mo (6%/mo absorbed)
• Median asking: $310,000 ($208/sqft)
• Median days on market: 80 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +8.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 1102
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-537

Break-even live

Break-even rent $2,712

Max offer price $232,272

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-430	+0% $-537	+5% $-644	+10% $-751
Rent	-10% $-698	-5% $-617	+0% $-537	+5% $-457	+10% $-377
Rate	-1.0pp $-381	-0.5pp $-458	base $-537	+0.5pp $-617	+1.0pp $-699

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3117 25th St SW Lehigh Acres, FL	3.0	2.0	1028	$1,750	$1.70	1d	1	0.09mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	99d	1	0.19mi
3013 25th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,651	$1.16	4d	1	0.20mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,200	$1.47	88d	1	0.20mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	99d	1	0.23mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	117d	1	0.23mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	93d	1	0.23mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	117d	1	0.24mi
3012 30th St SW Lehigh Acres, FL	3.0	2.0	1495	$1,650	$1.10	10d	1	0.28mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,100	$1.28	82d	1	0.32mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	119d	1	0.32mi
3305 26th St SW Lehigh Acres, FL	3.0	2.5	1643	$2,336	$1.42	4d	1	0.33mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	99d	1	0.34mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,620	$1.47	65d	1	0.35mi
3204 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,730	$1.57	4d	1	0.36mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	119d	1	0.37mi
2923 22nd St SW Lehigh Acres, FL	3.0	2.0	1200	$2,400	$2.00	10d	1	0.39mi
3018 33rd St SW Lehigh Acres, FL	3.0	3.0	1563	$1,416	$0.91	4d	1	0.47mi
3404 26th St SW Lehigh Acres, FL	3.0	2.0	1579	$1,856	$1.18	4d	1	0.50mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	119d	1	0.53mi
3410 22nd St SW Lehigh Acres, FL	3.0	2.0	1620	$1,700	$1.05	10d	1	0.55mi
3019 34th St SW Lehigh Acres, FL	3.0	2.0	1307	$1,895	$1.45	6d	1	0.55mi
3003 Hazel Ave S Lehigh Acres, FL	4.0	2.0	1565	$1,486	$0.95	4d	1	0.60mi
3005 34th St SW Lehigh Acres, FL	3.0	2.0	1569	$1,949	$1.24	10d	1	0.61mi
3318 34th St SW Lehigh Acres, FL	3.0	2.0	1472	$1,900	$1.29	1d	1	0.63mi
3400 34th St SW Lehigh Acres, FL	3.0	2.0	1220	$1,510	$1.24	63d	1	0.65mi
3400 34th St SW Lehigh Acres, FL	3.0	2.0	1220	$1,630	$1.34	78d	1	0.65mi
2901 33rd St SW Lehigh Acres, FL	3.0	2.0	1200	$1,500	$1.25	10d	1	0.66mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	115d	1	0.67mi
3506 27th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,515	$1.19	10d	1	0.69mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	119d	1	0.69mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,105	$1.24	65d	1	0.70mi
2819 34th St SW Lehigh Acres, FL	3.0	2.0	1764	$1,691	$0.96	65d	1	0.72mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	119d	1	0.72mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	99d	1	0.75mi
3118 15th St SW Lehigh Acres, FL	2.0	2.0	1210	$1,550	$1.28	1d	1	0.76mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	112d	1	0.76mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	99d	1	0.76mi
2807 19th St SW Lehigh Acres, FL	3.0	2.0	1519	$1,636	$1.08	10d	1	0.77mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	117d	1	0.77mi

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Septic tank
• Home design: Two-storyNew construction
• Construction: Block constructionShingle roof
• Exterior features: Quarter to half acre lotFaces south

Interior

• Kitchen: DishwasherElectric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: First floor entryDen
• Laundry & utility: Dryer

Listing history 50 events

1. 2026-09-24
   days on market $310,000 Active 160 DOM
2. 2026-09-23
   days on market $310,000 Active 159 DOM
3. 2026-09-22
   days on market $310,000 Active 158 DOM
4. 2026-09-21
   days on market $310,000 Active 157 DOM
5. 2026-09-18
   days on market $310,000 Active 154 DOM
6. 2026-09-17
   days on market $310,000 Active 153 DOM
7. 2026-09-14
   days on market $310,000 Active 150 DOM
8. 2026-09-13
   days on market $310,000 Active 149 DOM
9. 2026-09-13
   days on market $310,000 Active 148 DOM
10. 2026-09-11
    days on market $310,000 Active 147 DOM
11. 2026-09-05
    days on market $310,000 Active 141 DOM
12. 2026-09-04
    days on market $310,000 Active 140 DOM
13. 2026-09-03
    days on market $310,000 Active 139 DOM
14. 2026-08-31
    days on market $310,000 Active 136 DOM
15. 2026-08-28
    days on market $310,000 Active 133 DOM
16. 2026-08-26
    days on market $310,000 Active 131 DOM
17. 2026-08-24
    days on market $310,000 Active 129 DOM
18. 2026-08-23
    days on market $310,000 Active 128 DOM
19. 2026-08-22
    days on market $310,000 Active 127 DOM
20. 2026-08-21
    days on market $310,000 Active 126 DOM
21. 2026-08-20
    days on market $310,000 Active 125 DOM
22. 2026-08-19
    days on market $310,000 Active 124 DOM
23. 2026-08-18
    days on market $310,000 Active 123 DOM
24. 2026-08-16
    days on market $310,000 Active 121 DOM
25. 2026-08-15
    days on market $310,000 Active 120 DOM
26. 2026-08-13
    days on market $310,000 Active 118 DOM
27. 2026-08-12
    days on market $310,000 Active 117 DOM
28. 2026-08-11
    days on market $310,000 Active 116 DOM
29. 2026-08-10
    days on market $310,000 Active 115 DOM
30. 2026-08-09
    days on market $310,000 Active 114 DOM
31. 2026-08-08
    days on market $310,000 Active 113 DOM
32. 2026-08-07
    days on market $310,000 Active 112 DOM
33. 2026-08-06
    days on market $310,000 Active 111 DOM
34. 2026-08-05
    days on market $310,000 Active 110 DOM
35. 2026-08-04
    days on market $310,000 Active 109 DOM
36. 2026-08-03
    days on market $310,000 Active 108 DOM
37. 2026-07-30
    days on market $310,000 Active 103 DOM
38. 2026-07-28
    days on market $310,000 Active 102 DOM
39. 2026-07-26
    days on market $310,000 Active 100 DOM
40. 2026-07-24
    days on market $310,000 Active 98 DOM
41. 2026-07-23
    days on market $310,000 Active 97 DOM
42. 2026-07-22
    days on market $310,000 Active 96 DOM
43. 2026-07-21
    days on market $310,000 Active 95 DOM
44. 2026-07-18
    days on market $310,000 Active 92 DOM
45. 2026-07-18
    days on market $310,000 Active 91 DOM
46. 2026-07-16
    days on market $310,000 Active 90 DOM
47. 2026-07-15
    days on market $310,000 Active 89 DOM
48. 2026-07-14
    days on market $310,000 Active 88 DOM
49. 2026-07-13
    days on market $310,000 Active 87 DOM
50. 2026-07-13
    days on market $310,000 Active 86 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $24,382
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$9,018
• Taxable loss: −$12,102
• Est. tax savings @ 24.0%: +$2,904
• After-tax cash flow: $-3,542/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This move-in-ready home features modern finishes, high ceilings, and abundant natural light, making it an excellent investment opportunity.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Lehigh Elementary School F FL #1,491/2,144 Nat'l #19,354/41,679 Middle Oak Hammock Middle School D- FL #340/571 Nat'l #5,398/14,009 High Riverdale High School F FL #340/667 Nat'l #9,001/17,239

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

D Composite livability gradescore 59/100

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 · 871,946 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Septic tank
• Home design: Two-storyNew construction
• Construction: Block constructionShingle roof
• Exterior features: Quarter to half acre lotFaces south

Interior

• Kitchen: DishwasherElectric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: First floor entryDen
• Laundry & utility: Dryer

Price history

-4.6% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $310,000 MARMLS
• 2026-04-17 Listed $325,000 MARMLS