2913 24th St W · Lehigh Acres, FL 33976

$324,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 116 Days on market

Built 2026 0.28 ac lot Est $306k · 6% over

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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
• Cash flow +7.5/30.0
• ARV discount +4.7/15.0
• 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 +1.6/10.0

Listing remarks

Major price improvement—now $10,000 less, plus $10,000 offered toward buyer closing costs! Immediate occupancy available and updated photos just uploaded. This brand-new construction home delivers the perfect combination of modern finishes and practical design. With 3 bedrooms, a versatile den, and 2 full bathrooms spanning 1,630 square feet, it’s built to fit today’s lifestyle. From the moment you walk in, you’ll notice the spacious open layout, high ceilings, and clean, contemporary finishes. Porcelain tile runs throughout the main living areas, complemented by quartz countertops and a sleek, modern kitchen that opens directly to the living and dining spaces—

Key facts

• Plumbed outdoor sink
• Outdoor kitchen
• 0.28 acre lot

Tags

• NEW CONSTRUCTION HOME
• IMPACT WINDOWS AND DOORS
• PLUMBED OUTDOOR SINK
• OUTDOOR KITCHEN

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Septic tank; Well water; Cable not available
• Home design: Single-story; Entry at level 1; North-facing
• Construction: New construction; Block, concrete and stucco construction; Shingle roof; Rectangular lot; South exposures
• Exterior features: Outdoor kitchen; Patio; Lanai; Screened porch; Porch; Security/high impact doors

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Self-cleaning oven; Water softener
• Bedrooms: Den; Main level primary
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Entrance foyer; High ceilings; Living/dining room; Main level primary; Split bedroom floorplan; Separate shower; Shower only; Cable TV; Single hung windows; Impact glass
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (34.0% below list).
• Recommended offer: $215k (34.0% 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); 790 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $325k implies a 1150% 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 $214,507 (34.0% 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. It's been on market 116 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: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $306,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2922 22nd St SW	0.16mi	3/2.0	1,426 (+2%)	9mo	$329,900	$231	82
2916 21st St SW	0.22mi	4/2.0 (+1)	1,426 (+2%)	7mo	$298,990	$210	76
2906 29th St SW	0.27mi	3/2.0	1,538 (+10%)	2mo	$335,000	$218	69
2806 26th St SW	0.23mi	4/2.0 (+1)	1,499 (+7%)	12mo	$318,275	$212	63
2906 18th St SW	0.41mi	3/2.0	1,536 (+9%)	4mo	$340,000	$221	62
2915 19th St SW	0.31mi	4/2.0 (+1)	1,499 (+7%)	12mo	$325,275	$217	60
3024 35th St SW	0.67mi	3/2.0	1,389 (-1%)	11mo	$300,000	$216	58
2823 21st St SW	0.24mi	3/2.0	1,588 (+13%)	13mo	$360,000	$227	56
2607 24th St SW	0.53mi	3/2.0	1,543 (+10%)	9mo	$278,000	$180	51
2507 26th St	0.69mi	3/2.0	1,224 (-13%)	2mo	$258,000	$211	45
2902 17th St SW	0.48mi	4/3.0 (+1)	1,583 (+13%)	12mo	$350,000	$221	37
3309 24th St SW	0.71mi	3/2.0	1,600 (+14%)	10mo	$375,000	$234	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: 19.7%
• Equity multiple: 2.59×
• Total profit: $144,711
• Equity at exit: $292,696

10-year hold

• IRR: 17.6%
• Equity multiple: 5.78×
• Total profit: $435,146
• Equity at exit: $631,209

Cash invested: $90,972 (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: 790
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-407

Break-even live

Break-even rent $2,660

Max offer price $253,074

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-315	+0% $-407	+5% $-499	+10% $-591
Rent	-10% $-576	-5% $-491	+0% $-407	+5% $-322	+10% $-237
Rate	-1.0pp $-243	-0.5pp $-324	base $-407	+0.5pp $-491	+1.0pp $-576

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	26d	1	0.04mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	23d	1	0.10mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	26d	1	0.13mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	26d	1	0.21mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	0.41mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	5d	1	0.42mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	26d	1	0.42mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	5d	1	0.44mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.46mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	0.47mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	0.47mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	5d	1	0.52mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	5d	1	0.55mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.58mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.59mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	0.65mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	16d	1	0.65mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	0.67mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	26d	1	0.68mi
20673 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,099	$1.34	26d	1	0.81mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	26d	1	0.81mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	26d	1	0.81mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	26d	1	0.83mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	26d	1	0.86mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	26d	1	0.88mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	26d	1	0.93mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	0.94mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	18d	1	0.96mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.96mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	26d	1	0.97mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	0.99mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	26d	1	1.02mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	26d	1	1.06mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	26d	1	1.06mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	26d	1	1.06mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	4d	1	1.09mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	1.09mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	5d	1	1.10mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	26d	1	1.10mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	26d	1	1.10mi

Listing history 19 events

1. 2026-06-22
   days on market $324,900 Active 116 DOM
2. 2026-06-22
   days on market $324,900 Active 115 DOM
3. 2026-06-17
   days on market $324,900 Active 111 DOM
4. 2026-06-16
   days on market $324,900 Active 110 DOM
5. 2026-06-15
   days on market $324,900 Active 109 DOM
6. 2026-06-13
   days on market $324,900 Active 107 DOM
7. 2026-06-10
   days on market $324,900 Active 104 DOM
8. 2026-06-09
   days on market $324,900 Active 103 DOM
9. 2026-06-07
   pricedays on market $324,900 Active 101 DOM
10. 2026-06-02
    days on market $334,900 Active 96 DOM
11. 2026-06-01
    days on market $334,900 Active 95 DOM
12. 2026-06-01
    days on market $334,900 Active 94 DOM
13. 2026-05-22
    price $334,900
14. 2026-05-07
    price $344,900
15. 2026-04-14
    price $354,900
16. 2026-03-25
    price $369,900
17. 2026-02-26
    listed $379,900 Active
18. 2004-10-05
    soldstatus $26,000
19. 1994-03-01
    soldstatus $5,000

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,144 · $262/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 1/10 Low
• 🌡 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: $25,741
• − Mortgage interest: −$18,199
• − Property taxes: −$3,144
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$9,452
• Taxable loss: −$10,797
• Est. tax savings @ 24.0%: +$2,591
• After-tax cash flow: $-2,288/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

+6598.0% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $334,900 FORTMLS
• 2026-05-07 Price Changed $344,900 FORTMLS
• 2026-04-14 Price Changed $354,900 FORTMLS
• 2026-03-25 Price Changed $369,900 FORTMLS
• 2026-02-26 Listed $379,900 FORTMLS
• 2004-10-05 Sold (Public Records) $26,000 Public Records
• 1994-03-01 Sold (Public Records) $5,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,144 · +0.4% YoY. Source: county tax records.