2907 Colin Ave S · Lehigh Acres, FL 33976

$314,900

3 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 109 Days on market

Built 2024 0.25 ac lot Est $340k · 8% 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 +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +1.0/10.0

Listing remarks

THE LOWEST-PRICED HOME OF ITS KIND IN THE AREA. This brand-new construction delivers outstanding space at an unbeatable price. Featuring 3+ bedrooms, 2 full bathrooms, plus a flexible DEN, the home offers a bright, open-concept design with plenty of natural light and modern finishes from top to bottom. Ideally located near schools, shopping, dining, and main roadways, in one of Lehigh Acres’ most rapidly expanding neighborhoods, perfect for convenience and long-term growth. LOCATION, LOCATION!! -

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Lot is rectangular, approximately 0.25 acre (80 x 125 x 80 x 125); Property zoning: RS-1; Lot exposure: South
• Financial info: Pets allowed
• HOA & community: Association does not charge a fee (no HOA fee); Association fee includes sewer; Non-gated community

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; Faces north; New construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Open porch; Security/high-impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator
• Bedrooms: Den (flex room)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Impact glass windows; Dual sinks; Family/dining room; Living/dining room; Split bedroom floor plan; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-489 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (35.4% below list).
• Recommended offer: $203k (35.4% 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 26d 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 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 $34k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $21k; list at $315k implies a 1400% 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; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,363 (35.4% 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 109 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $340,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 27th St SW	0.18mi	3/2.0	1,640 (+2%)	9mo	$374,900	$229	81
3704 33rd St SW	0.48mi	3/2.0	1,503 (-6%)	3mo	$285,000	$190	65
4212 34th St SW	0.49mi	3/2.0	1,523 (-5%)	6mo	$340,000	$223	64
4019 34th St SW	0.28mi	4/2.0 (+1)	1,696 (+6%)	12mo	$360,000	$212	63
4008 27th St SW	0.20mi	3/2.0	1,416 (-12%)	11mo	$292,000	$206	62
3103 Vilma Ave S	0.49mi	3/2.0	1,512 (-6%)	10mo	$352,650	$233	59
3717 40th St SW	0.71mi	3/2.0	1,487 (-7%)	0mo	$260,000	$175	54
3510 32nd St SW	0.68mi	3/2.0	1,521 (-5%)	9mo	$280,000	$184	52
3601 36th St SW	0.73mi	3/2.5	1,643 (+2%)	9mo	$355,000	$216	52
3604 37th St SW	0.72mi	3/2.0	1,698 (+6%)	10mo	$380,000	$224	48
3614 22nd St SW	0.73mi	3/2.0	1,408 (-12%)	11mo	$289,000	$205	36
3506 28th St SW	0.70mi	4/2.0 (+1)	1,824 (+14%)	4mo	$289,097	$158	36

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: 18.8%
• Equity multiple: 2.52×
• Total profit: $134,359
• Equity at exit: $283,687

10-year hold

• IRR: 16.9%
• Equity multiple: 5.64×
• Total profit: $409,465
• Equity at exit: $611,781

Cash invested: $88,172 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$313 /mo · $3,760/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-489

Break-even live

Break-even rent $2,653

Max offer price $228,459

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-400	+0% $-489	+5% $-578	+10% $-668
Rent	-10% $-650	-5% $-570	+0% $-489	+5% $-409	+10% $-329
Rate	-1.0pp $-331	-0.5pp $-409	base $-489	+0.5pp $-571	+1.0pp $-654

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	0.17mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	16d	1	0.26mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.31mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.32mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.33mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.35mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.36mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	25d	1	0.36mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	25d	1	0.39mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	25d	1	0.40mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	4d	1	0.47mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.55mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	25d	1	0.57mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	25d	1	0.58mi
4412 25th St SW Lehigh Acres, FL	3.0	2.0	1205	$1,700	$1.41	23d	1	0.80mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	18d	1	0.81mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	0.85mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	25d	1	0.85mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	16d	1	0.88mi
4401 22nd St SW Lehigh Acres, FL	3.0	2.0	1109	$1,345	$1.21	25d	1	0.89mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	25d	1	0.89mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	0.90mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	0.94mi
4435 27th St SW Lehigh Acres, FL	3.0	2.0	1158	$1,250	$1.08	21d	1	0.94mi
4440 28th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	13d	1	0.95mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	25d	1	0.97mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.99mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.00mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	25d	1	1.01mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	1.01mi
4453 29th St SW Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	1.02mi
4455 29th St SW Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	25d	1	1.02mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	1.04mi
4507 20th St SW Lehigh Acres, FL	2.0	2.0	1135	$1,400	$1.23	25d	1	1.06mi
4501 28th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,660	$1.39	25d	1	1.08mi
4501-4503 28th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,660	$1.39	25d	1	1.08mi
14158 Gardeners Way Fort Myers, FL	3.0	2.5	1871	$2,600	$1.39	4d	1	1.10mi
4523 22nd St SW Lehigh Acres, FL	3.0	2.0	1125	$1,700	$1.51	25d	1	1.10mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	25d	1	1.14mi
4508 30th St SW Unit 4510 Lehigh Acres, FL	3.0	2.0	1114	$1,700	$1.53	25d	1	1.14mi

Listing history 12 events

1. 2026-06-01
   days on market $314,900 Active 109 DOM
2. 2026-02-11
   listed $314,900 Active
3. 2026-01-26
   historical
4. 2025-10-17
   listed $324,900 Active
5. 2025-10-09
   historical
6. 2025-04-08
   price $344,700
7. 2025-01-13
   listed $349,700 Active
8. 2024-10-03
   listed $359,900 Active
9. 2023-07-14
   soldstatus $21,000 Closed
10. 2022-10-27
    status Active
11. 2022-10-22
    status Pending
12. 2022-08-10
    listed $25,000 Active

ⓘ 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: $3,760 · $313/mo
• Projected year-2 tax: $3,760 · $313/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $24,404
• − Mortgage interest: −$17,639
• − Property taxes: −$3,760
• − Insurance: −$1,574
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$9,161
• Taxable loss: −$11,635
• Est. tax savings @ 24.0%: +$2,792
• After-tax cash flow: $-3,079/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

+1159.6% since first listed

11 events — show timeline

• 2026-02-11 Listed $314,900 FORTMLS
• 2026-01-26 Listing Removed — FORTMLS
• 2025-10-17 Listed $324,900 FORTMLS
• 2025-10-09 Listing Removed — FORTMLS
• 2025-04-08 Price Changed $344,700 FORTMLS
• 2025-01-13 Listed $349,700 FORTMLS
• 2024-10-03 Listed $359,900 BEARMLS
• 2023-07-14 Sold (MLS) $21,000 FORTMLS
• 2022-10-27 Relisted — FORTMLS
• 2022-10-22 Pending — FORTMLS
• 2022-08-10 Listed $25,000 FORTMLS

Property tax history

+43.1%/yr

Latest (2025): $3,760 · +379.3% YoY. Source: county tax records.