2929 7th St SW · Lehigh Acres, FL 33976

$164,900

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 86 Days on market

Built 1983 0.25 ac lot

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Why this score? — see what drove the C+ 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).

• Cash flow +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

This is a great starter Home , important to note : downstairs bedroom is pretty big with a big closet but It's non conforming. bought like this , this home has a lot of potential and is low price . At this price the short sale is already approved , so no delay to close. must see to appreciate , conveniently located right off Sunshine Blvd and close to Lee Blvd on a corner lot . this house features a 5 yr old roof and a 5 yr old Air conditioner new paint , and ready for the new owner . vacant and easy to show

Key facts

• New paint
• 5 yr old roof
• Corner lot

Tags

• CORNER LOT
• 5 YR OLD ROOF
• 5 YR OLD AIR CONDITIONER
• NEW PAINT

Property features AI

Finance

• Other: Located in Lehigh Acres development; Zoning: RS-1; Lot size approximately 0.25 acres
• HOA & community: No HOA maintenance or amenities; Non-gated community

Exterior

• Parking: Paved driveway; Side unpaved driveway (per directions)
• Utilities: Well water; Septic sewer; Electric service (central)
• Home design: Single family residential; Single-story; Corner property; Stilts; Rear exposure faces north
• Construction: Wood frame construction; Vinyl siding exterior; Shingle roof; Single hung windows; Built in 1983
• Exterior features: Patio; Corner lot; Paved public road access; Nice backyard (per remarks)

Interior

• Kitchen: Range; Refrigerator/Freezer; Pantry
• Bedrooms: 3 bedrooms plus den
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; Pantry; Formal dining room; Family room; Unfurnished
• Laundry & utility: See remarks for guest house details

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $58k; list at $165k implies a 185% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.1

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: 26.8%
• Equity multiple: 3.11×
• Total profit: $97,220
• Equity at exit: $148,555

10-year hold

• IRR: 22.7%
• Equity multiple: 6.80×
• Total profit: $267,791
• Equity at exit: $320,364

Cash invested: $46,172 (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: 786
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$865
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $194

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 84%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	23d	1	0.63mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.85mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	2d	1	0.95mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	1.03mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	1.06mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	1.22mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	3d	1	1.24mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	1.26mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	21d	1	1.28mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	1.28mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	3d	1	1.32mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	1.33mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	14d	1	1.34mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	3d	1	1.36mi

Listing history 24 events

1. 2026-06-17
   days on market $164,900 Active 86 DOM
2. 2026-06-16
   days on market $164,900 Active 85 DOM
3. 2026-06-15
   days on market $164,900 Active 84 DOM
4. 2026-06-13
   days on market $164,900 Active 82 DOM
5. 2026-06-10
   days on market $164,900 Active 79 DOM
6. 2026-06-09
   days on market $164,900 Active 78 DOM
7. 2026-06-07
   days on market $164,900 Active 76 DOM
8. 2026-06-03
   days on market $164,900 Active 72 DOM
9. 2026-06-02
   days on market $164,900 Active 71 DOM
10. 2026-06-01
    days on market $164,900 Active 70 DOM
11. 2026-06-01
    days on market $164,900 Active 69 DOM
12. 2026-03-23
    listed $164,900 Active
13. 2025-09-24
    historical
14. 2025-09-11
    price $169,900
15. 2025-09-04
    listed $190,000 Active
16. 2025-05-07
    historical
17. 2025-03-06
    status Active
18. 2025-02-27
    historical
19. 2025-02-12
    listed $184,900 Active
20. 2024-12-27
    historical
21. 2023-07-07
    price $229,000
22. 2023-05-18
    price $249,900
23. 2023-04-20
    listed $269,900 Active
24. 1996-08-23
    soldstatus $57,900

ⓘ 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: $2,480 · $207/mo
• Projected year-2 tax: $2,480 · $207/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 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $20,260
• − Mortgage interest: −$9,237
• − Property taxes: −$2,480
• − Insurance: −$824
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,797
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,401/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

+184.8% since first listed

13 events — show timeline

• 2026-03-23 Listed $164,900 NAPLESMLS
• 2025-09-24 Listing Removed — NAPLESMLS
• 2025-09-11 Price Changed $169,900 NAPLESMLS
• 2025-09-04 Listed $190,000 NAPLESMLS
• 2025-05-07 Listing Removed — NAPLESMLS
• 2025-03-06 Relisted — NAPLESMLS
• 2025-02-27 Listing Removed — NAPLESMLS
• 2025-02-12 Listed $184,900 NAPLESMLS
• 2024-12-27 Listing Removed — NAPLESMLS
• 2023-07-07 Price Changed $229,000 NAPLESMLS
• 2023-05-18 Price Changed $249,900 NAPLESMLS
• 2023-04-20 Listed $269,900 NAPLESMLS
• 1996-08-23 Sold (Public Records) $57,900 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,480 · +2.0% YoY. Source: county tax records.