2607 57th St W · Lehigh Acres, FL 33971

$273,000

3 bd · 2.0 ba · 1,207 sqft · Land · 138 Days on market

Built 2025 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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your opportunity to build your dream home on this oversized lot in Lehigh Acres! Close to all area amenities.

Key facts

• Quartz countertops
• Generous yard
• Single-car garage

Tags

• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• QUARTZ COUNTERTOPS
• STYLISH KITCHEN
• SINGLE-CAR GARAGE
• GENEROUS YARD

Property features AI

Finance

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

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Smoke detectors
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Single-story home; New construction; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security/high-impact doors; Open patio and porch; Patio; Porch; Room for a pool; Rectangular lot; South-facing exposure; Well water (irrigation)

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; French doors; Entrance foyer; Living/dining room; Separate shower (shower only); Split bedroom floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $273k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.1% below list).
• Recommended offer: $199k (27.1% 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+, 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $8k 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 138 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $273k implies a 1141% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,961 (27.1% 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. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.08×
• Total profit: $-70,091
• Equity at exit: $40,705

10-year hold

• IRR: -43.6%
• Equity multiple: -0.43×
• Total profit: $-109,267
• Equity at exit: $23,604

Cash invested: $76,440 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,432
• Tax est. 1.5%: −$341 /mo · $4,095/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-315

Break-even live

Break-even rent $2,388

Max offer price $227,441

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-221	+0% $-315	+5% $-409	+10% $-504
Rent	-10% $-472	-5% $-393	+0% $-315	+5% $-236	+10% $-158
Rate	-1.0pp $-177	-0.5pp $-245	base $-315	+0.5pp $-386	+1.0pp $-458

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: $68,250
• Closing costs: $8,190
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	5d	1	0.28mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	25d	1	0.40mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	25d	1	0.51mi
6006 Judy Ave N Lehigh Acres, FL	2.0	2.0	832	$1,499	$1.80	5d	1	0.53mi
2910 55th St W Lehigh Acres, FL	2.0	2.0	833	$1,550	$1.86	5d	1	0.54mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	25d	1	0.58mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	25d	1	0.63mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	0.73mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	0.74mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.76mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	0.77mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.78mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	0.80mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	18d	1	0.86mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	0.94mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	5d	1	0.95mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	25d	1	0.96mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	25d	1	1.05mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	5d	1	1.09mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	5d	1	1.09mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	18d	1	1.12mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	25d	1	1.15mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	4d	1	1.15mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	25d	1	1.17mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	1.23mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	25d	1	1.25mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	5d	1	1.26mi
575 Oakshire Ln Lehigh Acres, FL	3.0	2.0	1143	$2,000	$1.75	25d	1	1.28mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	5d	1	1.31mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	16d	1	1.40mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	832	$1,345	$1.62	18d	1	1.40mi

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   price $273,000
3. 2026-03-03
   price $278,000
4. 2026-01-06
   price $280,000
5. 2025-12-10
   listed $290,000 Active
6. 2024-10-23
   soldstatus $22,000
7. 2024-10-16
   soldstatus $22,000 Closed 116-char remark

   Show marketing remark (116 chars)

   Here's your opportunity to build your dream home on this oversized lot in Lehigh Acres! Close to all area amenities.

8. 2024-09-30
   status Pending 116-char remark

   Show marketing remark (116 chars)

   Here's your opportunity to build your dream home on this oversized lot in Lehigh Acres! Close to all area amenities.

9. 2024-09-27
   listed $24,900 Active 116-char remark

   Show marketing remark (116 chars)

   Here's your opportunity to build your dream home on this oversized lot in Lehigh Acres! Close to all area amenities.

10. 2005-05-14
    soldstatus $38,900
11. 2005-04-25
    soldstatus $38,900 201-char remark

    Show marketing remark (201 chars)

    Great Lot In Growing Area Off Sunshine Bl Close To All Amenities Buyer To Pay Title Ins & All Closing & Mailing Fees No Verbal Offers Above Price Is Cash Price Add $2,000.00 For Financing

12. 2004-06-24
    soldstatus $10,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $23,875
• − Mortgage interest: −$15,292
• − Property taxes: −$4,095
• − Insurance: −$1,365
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$7,942
• Taxable loss: −$8,639
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $-1,705/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+2404.6% since first listed

12 events — show timeline

• 2026-04-29 Pending — FORTMLS
• 2026-04-14 Price Changed $273,000 FORTMLS
• 2026-03-03 Price Changed $278,000 FORTMLS
• 2026-01-06 Price Changed $280,000 FORTMLS
• 2025-12-10 Listed $290,000 FORTMLS
• 2024-10-23 Sold (Public Records) $22,000 Public Records
• 2024-10-16 Sold (MLS) $22,000 FORTMLS
• 2024-09-30 Pending — FORTMLS
• 2024-09-27 Listed $24,900 FORTMLS
• 2005-05-14 Sold (Public Records) $38,900 Public Records
• 2005-04-25 Sold (MLS) $38,900 FORTMLS
• 2004-06-24 Sold (Public Records) $10,900 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +29.4% YoY. Source: county tax records.