3904 25th St SW · Lehigh Acres, FL 33976

$316,375

4 bd · 2.0 ba · 1,498 sqft · Land · 49 Days on market

Built 2026 0.25 ac lot

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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
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Under construction. This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" tile flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot is regular, approximately 0.25 acres (1980 total area) on a surveyed 80x136 parcel; Lot unit 11; section 15; development: Lehigh Acres; Directions available in listing remarks; Possession at closing
• HOA & community: Non-gated community; HOA provides trash removal; Community amenities: None (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Well water; Septic sewer; Electric service (central); Cable available
• Home design: Single family residential; 1 story / ranch; Rear exposure faces north; New construction (2026)
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows and doors; Sprinkler (auto); Paved road access; Well irrigation

Interior

• Kitchen: Dishwasher; Range; Microwave; Self-cleaning oven; Refrigerator/Freezer; Walk-in pantry
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Great room / split bedroom floor plan; Open porch/lanai; Room for pool; Walk-in pantry; Unfurnished; Auto garage door; Home automation; Water treatment (owned)
• Laundry & utility: Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $316k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (31.7% below list).
• Recommended offer: $216k (31.7% 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+, 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 + $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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,953 (31.7% 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 49 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.51%
• DSCR: 0.71
• GRM: 12.2

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: 18.9%
• Equity multiple: 2.53×
• Total profit: $135,415
• Equity at exit: $285,016

10-year hold

• IRR: 17.0%
• Equity multiple: 5.65×
• Total profit: $411,568
• Equity at exit: $614,647

Cash invested: $88,585 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,659
• Tax est. 1.5%: −$395 /mo · $4,746/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-480

Break-even live

Break-even rent $2,768

Max offer price $246,865

Occupancy floor —

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: $79,094
• Closing costs: $9,491
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	0.20mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	0.34mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	0.39mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	0.41mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	0.49mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	0.51mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.53mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	0.60mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.61mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	23d	1	0.63mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	23d	1	0.72mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	14d	1	0.73mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.80mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.80mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.84mi
4412 25th St SW Lehigh Acres, FL	3.0	2.0	1205	$1,700	$1.41	21d	1	0.86mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	23d	1	0.87mi
4401 22nd St SW Lehigh Acres, FL	3.0	2.0	1109	$1,345	$1.21	23d	1	0.89mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	10d	1	0.92mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	1.03mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	1.05mi
4435 27th St SW Lehigh Acres, FL	3.0	2.0	1158	$1,250	$1.08	19d	1	1.06mi
4440 28th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	11d	1	1.07mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	1.08mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	1.08mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.09mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	23d	1	1.10mi
4523 22nd St SW Lehigh Acres, FL	3.0	2.0	1125	$1,700	$1.51	23d	1	1.10mi
1504 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	1.12mi
1506 Gary Ln Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	1.12mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	1.12mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	1.13mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	1.13mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	1.14mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	1.16mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	11d	1	1.16mi
4453 29th St SW Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	1.16mi
4455 29th St SW Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	1.17mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	3d	1	1.18mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	3d	1	1.18mi

Listing history 8 events

1. 2026-06-02
   statusdays on market $316,375 Pending 49 DOM
2. 2026-06-01
   days on market $316,375 Active 48 DOM
3. 2026-05-31
   days on market $316,375 Active 47 DOM
4. 2026-05-06
   listed $316,375 Active 1211-char remark

   Show marketing remark (1211 chars)

   Under construction. This appealing Freeport II Model, 4-Bedrooms, 2-Bathrooms, 2-Car Garage one-story home includes many contemporary features, and an open-concept design with 8'8" ceilings that enhance the wonderful feel of this home. The well-appointed kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room overlook the covered lanai, which is a great area for relaxing and dining al fresco. The large primary bedroom located at the back of the home for privacy can comfortably fit a king-size bed, and includes an En Suite bathroom with double vanity, big walk-in closet, and separate linen closet. This open concept Home comes with designer cabinets, 6"x24" tile flooring throughout & 18"x18" tile on bathrooms walls, Quartz counters, all stainless-steel kitchen appliances, Hurricane Impact resistant windows & doors, and the latest Smart Home technology with smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. These homes move quickly so don't miss out!!

5. 2026-04-14
   price $316,375
6. 2026-04-14
   listed $331,375 Active
7. 2026-01-16
   soldstatus $343,000
8. 2022-03-25
   soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $25,914
• − Mortgage interest: −$17,722
• − Property taxes: −$4,746
• − Insurance: −$1,582
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$9,204
• Taxable loss: −$11,485
• Est. tax savings @ 24.0%: +$2,756
• After-tax cash flow: $-3,008/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

+2009.2% since first listed

5 events — show timeline

• 2026-05-06 Listed $316,375 Zillow
• 2026-04-14 Price Changed $316,375 NAPLESMLS
• 2026-04-14 Listed $331,375 NAPLESMLS
• 2026-01-16 Sold (Public Records) $343,000 Public Records
• 2022-03-25 Sold (Public Records) $15,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $498 · +10.6% YoY. Source: county tax records.