3500 33rd St SW · Lehigh Acres, FL 33976

$384,900

3 bd · 2.0 ba · 1,811 sqft · Land · 36 Days on market

Built 2026 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.5/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Discover this cleared, vacant lot nestled on a quiet dead-end street in the highly sought-after SW area of Lehigh Acres. This prime piece of land offers the perfect canvas to build your dream home, surrounded by peace and privacy. Located in a rapidly growing community, you'll enjoy the convenience of nearby amenities while still being tucked away from the hustle and bustle. Don't miss out on this opportunity to create your ideal living space in this desirable location!

Key facts

• New construction
• Custom pool
• Top schools

Tags

• NEW CONSTRUCTION
• GOURMET CHEF KITCHEN
• SPA INSPIRED BATHROOMS
• CUSTOM POOL
• OUTDOOR KITCHEN
• TOP SCHOOLS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Entry level: 1; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Security/high impact doors; Room for pool; Open porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Pantry; Dual sinks
• Bedrooms: Main level bedroom(s)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Built-in features; High ceilings; Living/dining room; Kitchen island; Pantry; Split bedrooms; Main level primary; Bedroom on main level; Dual sinks
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $385k.

Deal economics

• At list price, monthly cash flow is $-999 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (37.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (45.4% below list).
• Recommended offer: $210k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.7% in Lehigh Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $30k; list at $385k implies a 1183% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,291 (45.4% 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 36 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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: 0.55% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.12%
• DSCR: 0.51
• GRM: 15.3

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: 15.9%
• Equity multiple: 2.30×
• Total profit: $139,891
• Equity at exit: $346,748

10-year hold

• IRR: 14.9%
• Equity multiple: 5.18×
• Total profit: $451,001
• Equity at exit: $747,776

Cash invested: $107,772 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$2,018
• Tax est. 1.5%: −$481 /mo · $5,774/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-999

Break-even live

Break-even rent $3,367

Max offer price $240,393

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	23d	1	0.21mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.24mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.25mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.27mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	0.29mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	23d	1	0.32mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	0.39mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.42mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.42mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.44mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	23d	1	0.45mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.45mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.47mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	0.47mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.48mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.54mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.56mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	3d	1	0.69mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	16d	1	0.69mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.70mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.76mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	3d	1	0.81mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	2d	1	0.81mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	2d	1	0.88mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	0.90mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	23d	1	0.92mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	23d	1	0.93mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	0.94mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.98mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	1.04mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	23d	1	1.05mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	1.05mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.06mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	3d	1	1.10mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	2d	1	1.10mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	23d	1	1.11mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	1.19mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	14d	1	1.22mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	1.23mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	23d	1	1.24mi

Listing history 19 events

1. 2026-06-17
   days on market $384,900 Active 36 DOM
2. 2026-06-16
   days on market $384,900 Active 35 DOM
3. 2026-06-15
   days on market $384,900 Active 34 DOM
4. 2026-06-13
   days on market $384,900 Active 32 DOM
5. 2026-06-10
   days on market $384,900 Active 29 DOM
6. 2026-06-09
   days on market $384,900 Active 28 DOM
7. 2026-06-08
   days on market $384,900 Active 27 DOM
8. 2026-06-07
   days on market $384,900 Active 26 DOM
9. 2026-06-03
   days on market $384,900 Active 22 DOM
10. 2026-06-02
    days on market $384,900 Active 21 DOM
11. 2026-06-01
    days on market $384,900 Active 20 DOM
12. 2026-05-31
    days on market $384,900 Active 19 DOM
13. 2026-05-12
    listed $384,900 Active
14. 2024-10-16
    soldstatus $30,000
15. 2024-10-15
    soldstatus $30,000 Closed 474-char remark

    Show marketing remark (474 chars)

    Discover this cleared, vacant lot nestled on a quiet dead-end street in the highly sought-after SW area of Lehigh Acres. This prime piece of land offers the perfect canvas to build your dream home, surrounded by peace and privacy. Located in a rapidly growing community, you'll enjoy the convenience of nearby amenities while still being tucked away from the hustle and bustle. Don't miss out on this opportunity to create your ideal living space in this desirable location!

16. 2024-09-16
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Discover this cleared, vacant lot nestled on a quiet dead-end street in the highly sought-after SW area of Lehigh Acres. This prime piece of land offers the perfect canvas to build your dream home, surrounded by peace and privacy. Located in a rapidly growing community, you'll enjoy the convenience of nearby amenities while still being tucked away from the hustle and bustle. Don't miss out on this opportunity to create your ideal living space in this desirable location!

17. 2024-09-12
    listed $34,900 Active 474-char remark

    Show marketing remark (474 chars)

    Discover this cleared, vacant lot nestled on a quiet dead-end street in the highly sought-after SW area of Lehigh Acres. This prime piece of land offers the perfect canvas to build your dream home, surrounded by peace and privacy. Located in a rapidly growing community, you'll enjoy the convenience of nearby amenities while still being tucked away from the hustle and bustle. Don't miss out on this opportunity to create your ideal living space in this desirable location!

18. 2012-03-19
    soldstatus $20,000
19. 2007-06-20
    soldstatus $26,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $25,235
• − Mortgage interest: −$21,560
• − Property taxes: −$5,774
• − Insurance: −$1,924
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$11,197
• Taxable loss: −$19,258
• Est. tax savings @ 24.0%: +$4,622
• After-tax cash flow: $-7,362/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

+1380.4% since first listed

7 events — show timeline

• 2026-05-12 Listed $384,900 FORTMLS
• 2024-10-16 Sold (Public Records) $30,000 Public Records
• 2024-10-15 Sold (MLS) $30,000 FORTMLS
• 2024-09-16 Pending — FORTMLS
• 2024-09-12 Listed $34,900 FORTMLS
• 2012-03-19 Sold (Public Records) $20,000 Public Records
• 2007-06-20 Sold (Public Records) $26,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $520 · +187.9% YoY. Source: county tax records.