3414 40th St SW · Lehigh Acres, FL 33976

$299,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 26 Days on market

Built 2006 0.25 ac lot Est $321k · 7% under

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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).

• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0

Listing remarks

Welcome to UPGRADED 3/2 FENCED home nestled away in the highly desirable SW side minutes from Fort Myers right off state road 82. This smart home has been freshly painted & spotlights enticing oversized porcelain tile throughout, Recently remodeled kitchen with An attractive stoned breakfast with QUARTZ countertops & appealing glass tiled backsplash, soft close SHAKER cabinets with crown molding & lazy Susan, recessed & pendant lighting, and premium Samsung STAINLESS STEEL applainces. This split floor plan with awarding remodeled master also highlights dual WALK-IN closets with organizers, an Impressive tiled walk k shower with multi jet shower system including bench

Key facts

• Fenced home
• Quartz countertops
• Upgraded home

Tags

• UPGRADED HOME
• FENCED HOME
• SMART HOME
• OVERSIZED PORCELAIN TILE
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No HOA fee

Exterior

• Parking: Attached garage; Garage with two spaces; Garage door opener; 2 covered parking spaces
• Security: Owned security system; Security system present; Fenced; Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Shingle roof; Block, concrete and stucco construction
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Fenced yard; Patio; Lanai; Porch; Screened porch; Paved public road access; Rectangular lot; Lot dimensions: 80 x 137 x 80 x 137; Lot faces north; Property faces south; Entry level: 1; Resale property

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen island; Pantry; Water purifier (reverse osmosis)
• Bedrooms: Split bedroom layout
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Multiple shower heads; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic; Breakfast bar; Cathedral ceilings; Dual sinks; Kitchen island; Living/dining room; Multiple shower heads; Custom mirrors; Pantry; Pull-down attic stairs; Shower only (no tub); Separate shower; Cable TV; Walk-in closets; Window treatments; Split bedroom layout; Double-hung windows; Shutters; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry tub; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (29.6% below list).
• Recommended offer: $211k (29.6% 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 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,565 (29.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $321,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3717 40th St SW	0.45mi	3/2.0	1,487 (-1%)	0mo	$260,000	$175	76
3704 33rd St SW	0.55mi	3/2.0	1,503 (-0%)	3mo	$285,000	$190	71
3510 32nd St SW	0.51mi	3/2.0	1,521 (+1%)	9mo	$280,000	$184	67
3103 Vilma Ave S	0.60mi	3/2.0	1,512 (+0%)	10mo	$352,650	$233	63
3601 36th St SW	0.28mi	3/2.5	1,643 (+9%)	9mo	$355,000	$216	62
3414 34th St SW	0.37mi	3/2.0	1,400 (-7%)	13mo	$311,630	$223	60
3304 Vera Ave S	0.44mi	3/2.0	1,430 (-5%)	14mo	$305,000	$213	60
3604 37th St SW	0.28mi	3/2.0	1,698 (+13%)	10mo	$380,000	$224	57
3104 42nd St SW	0.58mi	3/2.0	1,551 (+3%)	14mo	$295,000	$190	57
3604 41st St SW	0.18mi	4/2.0 (+1)	1,710 (+13%)	13mo	$315,000	$184	54
3210 38th St SW	0.37mi	3/2.0	1,285 (-15%)	14mo	$284,990	$222	47
2905 Villa Ave S	0.68mi	3/2.0	1,289 (-14%)	12mo	$245,000	$190	34

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: 20.5%
• Equity multiple: 2.65×
• Total profit: $138,147
• Equity at exit: $269,363

10-year hold

• IRR: 18.1%
• Equity multiple: 5.90×
• Total profit: $410,234
• Equity at exit: $580,891

Cash invested: $83,720 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-290

Break-even live

Break-even rent $2,473

Max offer price $247,719

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-206	+0% $-290	+5% $-375	+10% $-460
Rent	-10% $-457	-5% $-373	+0% $-290	+5% $-207	+10% $-124
Rate	-1.0pp $-140	-0.5pp $-214	base $-290	+0.5pp $-368	+1.0pp $-447

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: $74,750
• Closing costs: $8,970
• 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	25d	1	0.21mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	0.28mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.34mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.35mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.35mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.54mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.54mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	18d	1	0.54mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.54mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	25d	1	0.58mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.62mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	0.63mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.63mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.64mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.65mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.67mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	0.69mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	0.71mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.76mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.77mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.82mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	18d	1	0.84mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.87mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.89mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	4d	1	0.90mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.90mi
4704 Karen Ave S Lehigh Acres, FL	4.0	3.0	1916	$2,500	$1.30	5d	1	0.95mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.96mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	25d	1	1.00mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.02mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	16d	1	1.07mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.09mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	1.11mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	1.14mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	5d	1	1.20mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	1.21mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	1.22mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	5d	1	1.26mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	1.27mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	1.29mi

Listing history 32 events

1. 2026-06-22
   days on market $299,000 Active 26 DOM
2. 2026-06-17
   days on market $299,000 Active 22 DOM
3. 2026-06-16
   days on market $299,000 Active 21 DOM
4. 2026-06-15
   days on market $299,000 Active 20 DOM
5. 2026-06-13
   days on market $299,000 Active 18 DOM
6. 2026-06-10
   days on market $299,000 Active 15 DOM
7. 2026-06-09
   days on market $299,000 Active 14 DOM
8. 2026-06-08
   days on market $299,000 Active 13 DOM
9. 2026-06-07
   days on market $299,000 Active 12 DOM
10. 2026-06-03
    days on market $299,000 Active 8 DOM
11. 2026-06-02
    days on market $299,000 Active 7 DOM
12. 2026-06-01
    days on market $299,000 Active 6 DOM
13. 2026-05-31
    days on market $299,000 Active 5 DOM
14. 2026-05-26
    listed $299,000 Active
15. 2026-05-15
    historical
16. 2026-04-06
    price $299,900
17. 2026-01-15
    price $309,900
18. 2026-01-15
    listed $306,900 Active
19. 2025-02-16
    historical
20. 2025-01-31
    listed $334,900 Active
21. 2021-08-26
    soldstatus $290,000
22. 2021-08-23
    soldstatus $290,000 Sold
23. 2021-07-23
    status Pending
24. 2021-07-03
    listed $294,900 Active
25. 2018-10-24
    soldstatus $179,000
26. 2018-10-19
    soldstatus $179,000 Sold
27. 2018-09-12
    status Pending With Contingencies
28. 2018-08-27
    listed $179,900 Active
29. 2011-08-31
    soldstatus $65,712
30. 2011-08-12
    soldstatus $54,900
31. 2011-08-09
    soldstatus $54,900
32. 2005-12-29
    soldstatus $44,000

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $25,268
• − Mortgage interest: −$16,749
• − Property taxes: −$3,134
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$8,698
• Taxable loss: −$8,851
• Est. tax savings @ 24.0%: +$2,124
• After-tax cash flow: $-1,359/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

+579.5% since first listed

19 events — show timeline

• 2026-05-26 Listed $299,000 FORTMLS
• 2026-05-15 Listing Removed — FORTMLS
• 2026-04-06 Price Changed $299,900 FORTMLS
• 2026-01-15 Price Changed $309,900 FORTMLS
• 2026-01-15 Listed $306,900 FORTMLS
• 2025-02-16 Listing Removed — FORTMLS
• 2025-01-31 Listed $334,900 FORTMLS
• 2021-08-26 Sold (Public Records) $290,000 Public Records
• 2021-08-23 Sold (MLS) $290,000 NAPLESMLS
• 2021-07-23 Pending — NAPLESMLS
• 2021-07-03 Listed $294,900 NAPLESMLS
• 2018-10-24 Sold (Public Records) $179,000 Public Records
• 2018-10-19 Sold (MLS) $179,000 FORTMLS
• 2018-09-12 Pending — FORTMLS
• 2018-08-27 Listed $179,900 FORTMLS
• 2011-08-31 Sold (Public Records) $65,712 Public Records
• 2011-08-12 Sold (Public Records) $54,900 Public Records
• 2011-08-09 Sold (MLS) $54,900 FORTMLS
• 2005-12-29 Sold (Public Records) $44,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,134 · +2.6% YoY. Source: county tax records.