2911 10th St SW · Lehigh Acres, FL 33976

$299,900

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 4 Days on market

Built 2024 0.25 ac lot Est $340k · 12% 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 +12.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.9/10.0

Listing remarks MLS

1/4 acre Vacant Lot. Adjacent lot is for sale - inquire with your Realtor for details. .. Quite suburban/rural neighborhood. Very close to recreational areas - Great Lot in a Great Location!

Key facts

• Open-concept layout
• Long center island
• 0.25 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• LONG CENTER ISLAND
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage
• Security: Security / high-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; Entry level 1; North-facing entry; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Security / high-impact doors; Rectangular lot; South exposure; Has view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass and display windows; Dual sinks; Kitchen island; Separate shower (shower only); Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (29.0% below list).
• Recommended offer: $213k (29.0% 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $5k; list at $300k implies a 5898% 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 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,058 (29.0% 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: 0.71% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $340,119
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2906 18th St SW	0.49mi	3/2.0	1,536 (-0%)	4mo	$340,000	$221	74
3206 14th St SW	0.59mi	3/2.0	1,554 (+1%)	1mo	$349,900	$225	70
2919 9th St SW	0.08mi	3/2.0	1,314 (-15%)	2mo	$290,000	$221	70
3000 3rd St SW	0.47mi	3/2.0	1,630 (+6%)	1mo	$309,998	$190	67
2804 1st St W	0.73mi	3/2.0	1,487 (-3%)	1mo	$264,097	$178	60
3215 13th St SW	0.64mi	3/2.0	1,392 (-10%)	3mo	$249,900	$180	51
2721 1st St W	0.70mi	3/2.0	1,630 (+6%)	8mo	$322,998	$198	50
3311 5th St SW	0.73mi	3/2.0	1,452 (-6%)	7mo	$339,900	$234	50
2917 1st St SW	0.55mi	3/2.0	1,314 (-15%)	1mo	$300,000	$228	49
3218 4th St SW	0.69mi	4/3.0 (+1)	1,585 (+3%)	7mo	$360,000	$227	48
2916 21st St SW	0.66mi	4/2.0 (+1)	1,426 (-7%)	7mo	$298,990	$210	46
2618 4th St SW	0.67mi	4/2.0 (+1)	1,715 (+11%)	7mo	$375,000	$219	38

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: 20.1%
• Equity multiple: 2.62×
• Total profit: $135,995
• Equity at exit: $270,174

10-year hold

• IRR: 17.8%
• Equity multiple: 5.83×
• Total profit: $405,881
• Equity at exit: $582,640

Cash invested: $83,972 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$317 /mo · $3,800/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-331

Break-even live

Break-even rent $2,550

Max offer price $241,401

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-246	+0% $-331	+5% $-416	+10% $-501
Rent	-10% $-499	-5% $-415	+0% $-331	+5% $-247	+10% $-163
Rate	-1.0pp $-180	-0.5pp $-255	base $-331	+0.5pp $-409	+1.0pp $-488

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	26d	1	0.21mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	26d	1	0.22mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	26d	1	0.30mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.31mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	26d	1	0.44mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	0.56mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	26d	1	0.70mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	5d	1	0.71mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	0.78mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	5d	1	0.79mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	26d	1	0.80mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	0.84mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	0.85mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	26d	1	0.86mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.87mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	0.88mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	16d	1	0.88mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.93mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	26d	1	0.96mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.97mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	5d	1	1.00mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	1.02mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.03mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	5d	1	1.04mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	21d	1	1.05mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	26d	1	1.06mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	1.09mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	1.09mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.09mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	1.12mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	4d	1	1.12mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	16d	1	1.12mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	26d	1	1.15mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	26d	1	1.15mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.17mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	26d	1	1.18mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	26d	1	1.18mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	1.20mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	26d	1	1.21mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	1.22mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $299,900 Pending 4 DOM
2. 2026-06-01
   days on market $299,900 Active 3 DOM
3. 2026-05-31
   days on market $299,900 Active 2 DOM

ⓘ 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: $3,800 · $317/mo
• Projected year-2 tax: $3,800 · $317/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 25 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: $25,567
• − Mortgage interest: −$16,799
• − Property taxes: −$3,800
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$8,724
• Taxable loss: −$9,346
• Est. tax savings @ 24.0%: +$2,243
• After-tax cash flow: $-1,731/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

+4698.4% since first listed

13 events — show timeline

• 2026-05-29 Listed $299,900 FORTMLS
• 2026-01-29 Listing Removed — FORTMLS
• 2025-07-14 Price Changed $350,000 FORTMLS
• 2025-03-13 Price Changed $390,000 FORTMLS
• 2025-01-05 Listed $415,000 FORTMLS
• 2018-05-09 Sold (MLS) $5,000 FORTMLS
• 2018-04-18 Pending — FORTMLS
• 2018-03-15 Listed $5,000 FORTMLS
• 2018-02-24 Listing Removed — FORTMLS
• 2017-06-12 Price Changed $5,000 FORTMLS
• 2017-03-08 Listed $6,000 FORTMLS
• 2016-06-01 Listing Removed — FORTMLS
• 2015-01-07 Listed $6,250 FORTMLS

Property tax history

+43.8%/yr

Latest (2025): $3,800 · +859.8% YoY. Source: county tax records.