4003 10th St SW · Lehigh Acres, FL 33976

$289,900

3 bd · 3.0 ba · 1,057 sqft · Land · 114 Days on market

Built 2026

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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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Welcome to your future home, where modern elegance meets thoughtful design in this newly constructed residence. Nestled in a prime Lehigh Acres location, this pristine property presents an exceptional opportunity for those seeking contemporary living with refined details. Step into a harmonious layout featuring three generously proportioned bedrooms complemented by three well-appointed bathrooms, offering the perfect balance of privacy and comfort. The heart of this home showcases a sophisticated open-concept kitchen that seamlessly blends functionality with style. Culinary enthusiasts will appreciate the designer touches, including premium quartz countertops, a spacious island perfect for casual dining and entertaining, and a complete suite of new stainless steel appliances. The carefully curated appliance package includes a refrigerator, dishwasher, built-in microwave, and range, all selected to enhance your cooking experience. Thoughtful attention to detail is evident throughout, from the sleek porcelain tile flooring that flows seamlessly through each room to the impact-resistant windows and doors that provide both security and peace of mind. The property's strategic location outside of flood zones offers additional reassurance for homeowners. The residence's exceptional location places you moments away from essential amenities, including educational institutions spanning elementary through high school levels, and a public library. For those requiring convenient access to Fort Myers, the property's position provides effortless connectivity to urban conveniences while maintaining a serene residential atmosphere. Every element of this home has been carefully considered to create an environment where luxury meets practicality. The clean lines, modern fixtures, and superior craftsmanship combine to deliver a living space that exceeds expectations. With completion mere weeks away, this property presents a rare opportunity to be the first to call this exceptional residence home. Experience the perfect blend of sophisticated design and practical living in this newly constructed haven. Don't let this opportunity to own a piece of modern luxury slip away – schedule your private viewing today and step into your future home.

Key facts

• Spacious island
• Open-concept kitchen
• Garage

Tags

• OPEN-CONCEPT KITCHEN
• PREMIUM QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• NEW STAINLESS STEEL APPLIANCES
• SLEEK PORCELAIN TILE FLOORING
• IMPACT-RESISTANT WINDOWS

Property features AI

Exterior

• Parking: 1-car garage; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank
• Home design: Single-story home; New construction
• Construction: Block construction; Shingle roof
• Exterior features: Quarter- to half-acre lot; North-facing

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (33.9% below list).
• Recommended offer: $192k (33.9% 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 32% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($264k) 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 $30k; list at $290k implies a 866% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $191,583 (33.9% 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 114 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: 4.26%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 12.6

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $121,098
• Equity at exit: $261,165

10-year hold

• IRR: 16.6%
• Equity multiple: 5.57×
• Total profit: $371,156
• Equity at exit: $563,212

Cash invested: $81,172 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-490

Break-even live

Break-even rent $2,536

Max offer price $219,007

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-390	+0% $-490	+5% $-590	+10% $-690
Rent	-10% $-641	-5% $-566	+0% $-490	+5% $-414	+10% $-339
Rate	-1.0pp $-344	-0.5pp $-416	base $-490	+0.5pp $-565	+1.0pp $-641

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	21d	1	0.15mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	25d	1	0.23mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	25d	1	0.40mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	16d	1	0.45mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	25d	1	0.46mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	21d	1	0.52mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	25d	1	0.53mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	25d	1	0.62mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	25d	1	0.64mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	0.70mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	0.75mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	25d	1	0.75mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	0.80mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	21d	1	0.80mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	22d	1	0.81mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.84mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	4d	1	0.84mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.86mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	25d	1	0.86mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.90mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	0.90mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.91mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	0.91mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	0.91mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	12d	1	0.91mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.91mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	0.91mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	4d	1	0.92mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	25d	1	0.92mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	25d	1	0.93mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	4d	1	0.93mi
142 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$1,499	$1.92	25d	1	0.96mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	17d	1	0.96mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	21d	1	0.97mi
122 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$999	$1.28	25d	1	1.01mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	25d	1	1.01mi
1509 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	25d	1	1.02mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	25d	1	1.02mi
1511 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	25d	1	1.02mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	1.04mi

Listing history 15 events

1. 2026-06-22
   days on market $289,900 Active 114 DOM
2. 2026-06-17
   days on market $289,900 Active 110 DOM
3. 2026-06-16
   days on market $289,900 Active 109 DOM
4. 2026-06-15
   days on market $289,900 Active 108 DOM
5. 2026-06-13
   days on market $289,900 Active 106 DOM
6. 2026-06-10
   days on market $289,900 Active 103 DOM
7. 2026-06-09
   days on market $289,900 Active 102 DOM
8. 2026-06-07
   days on market $289,900 Active 100 DOM
9. 2026-06-02
   days on market $289,900 Active 95 DOM
10. 2026-06-01
    days on market $289,900 Active 94 DOM
11. 2026-06-01
    days on market $289,900 Active 93 DOM
12. 2026-02-27
    listed $289,900 Active
13. 2026-02-23
    listed $289,900 Active 2263-char remark

    Show marketing remark (2263 chars)

    Welcome to your future home, where modern elegance meets thoughtful design in this newly constructed residence. Nestled in a prime Lehigh Acres location, this pristine property presents an exceptional opportunity for those seeking contemporary living with refined details. Step into a harmonious layout featuring three generously proportioned bedrooms complemented by three well-appointed bathrooms, offering the perfect balance of privacy and comfort. The heart of this home showcases a sophisticated open-concept kitchen that seamlessly blends functionality with style. Culinary enthusiasts will appreciate the designer touches, including premium quartz countertops, a spacious island perfect for casual dining and entertaining, and a complete suite of new stainless steel appliances. The carefully curated appliance package includes a refrigerator, dishwasher, built-in microwave, and range, all selected to enhance your cooking experience. Thoughtful attention to detail is evident throughout, from the sleek porcelain tile flooring that flows seamlessly through each room to the impact-resistant windows and doors that provide both security and peace of mind. The property's strategic location outside of flood zones offers additional reassurance for homeowners. The residence's exceptional location places you moments away from essential amenities, including educational institutions spanning elementary through high school levels, and a public library. For those requiring convenient access to Fort Myers, the property's position provides effortless connectivity to urban conveniences while maintaining a serene residential atmosphere. Every element of this home has been carefully considered to create an environment where luxury meets practicality. The clean lines, modern fixtures, and superior craftsmanship combine to deliver a living space that exceeds expectations. With completion mere weeks away, this property presents a rare opportunity to be the first to call this exceptional residence home. Experience the perfect blend of sophisticated design and practical living in this newly constructed haven. Don't let this opportunity to own a piece of modern luxury slip away – schedule your private viewing today and step into your future home.

14. 2026-02-23
    listed $289,900 Active 2263-char remark

    Show marketing remark (2263 chars)

    Welcome to your future home, where modern elegance meets thoughtful design in this newly constructed residence. Nestled in a prime Lehigh Acres location, this pristine property presents an exceptional opportunity for those seeking contemporary living with refined details. Step into a harmonious layout featuring three generously proportioned bedrooms complemented by three well-appointed bathrooms, offering the perfect balance of privacy and comfort. The heart of this home showcases a sophisticated open-concept kitchen that seamlessly blends functionality with style. Culinary enthusiasts will appreciate the designer touches, including premium quartz countertops, a spacious island perfect for casual dining and entertaining, and a complete suite of new stainless steel appliances. The carefully curated appliance package includes a refrigerator, dishwasher, built-in microwave, and range, all selected to enhance your cooking experience. Thoughtful attention to detail is evident throughout, from the sleek porcelain tile flooring that flows seamlessly through each room to the impact-resistant windows and doors that provide both security and peace of mind. The property's strategic location outside of flood zones offers additional reassurance for homeowners. The residence's exceptional location places you moments away from essential amenities, including educational institutions spanning elementary through high school levels, and a public library. For those requiring convenient access to Fort Myers, the property's position provides effortless connectivity to urban conveniences while maintaining a serene residential atmosphere. Every element of this home has been carefully considered to create an environment where luxury meets practicality. The clean lines, modern fixtures, and superior craftsmanship combine to deliver a living space that exceeds expectations. With completion mere weeks away, this property presents a rare opportunity to be the first to call this exceptional residence home. Experience the perfect blend of sophisticated design and practical living in this newly constructed haven. Don't let this opportunity to own a piece of modern luxury slip away – schedule your private viewing today and step into your future home.

15. 2025-01-30
    soldstatus $30,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $22,990
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$8,433
• Taxable loss: −$11,159
• Est. tax savings @ 24.0%: +$2,678
• After-tax cash flow: $-3,201/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

+866.3% since first listed

4 events — show timeline

• 2026-02-27 Listed $289,900 MARMLS
• 2026-02-23 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listed $289,900 FORTMLS
• 2025-01-30 Sold (Public Records) $30,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $430 · +10.7% YoY. Source: county tax records.