3309 26th St W · Lehigh Acres, FL 33971

$239,900

3 bd · 2.0 ba · 1,300 sqft · Land · 70 Days on market

Built 2026 10,602 sqft lot ↓ 58% since listing

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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).

• Cash flow +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lot has to be sold with the adjoining lot at 3307 36th St. W in a package price for $13,000. Buyer to pay for title insurance.

Key facts

• Hurricane-proof
• 0.24 acre lot
• Garage

Tags

• HURRICANE-PROOF

Property features AI

Finance

• Other: Zoning: RS-1; Lot is regular and was measured by survey; Lot dimensions approximately 80 x 125; Lot area about 0.2434 acres; No truck restriction
• Financial info: Taxes listed (see listing for details)
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Paved parking; Attached 1-car garage
• Security: Impact resistant doors and windows
• Utilities: Well water; Septic sewer; Central electric for heat and cooling; Cable available
• Home design: Residential single-family home; 1 story / ranch; Rear exposure facing east; Modular construction; Located in Lehigh Acres development
• Construction: Built in 2026; Modular construction; Stucco finish; Shingle roof
• Exterior features: Stucco exterior; Shingle roof; Impact resistant windows; Impact resistant doors; Windows: see remarks; Paved road access; Well for irrigation; Septic system

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Formal dining area; Courtyard floor plan; See remarks for additional interior details; Unfurnished
• Laundry & utility: Laundry in residence; Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (9.5% below list).
• Recommended offer: $217k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 falling (-4.7%/yr); 1335 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,085 (9.5% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-25,327
• Equity at exit: $35,770

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-21,352
• Equity at exit: $20,742

Cash invested: $67,172 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $315

Break-even live

Break-even rent $1,773

Max offer price $239,900

Occupancy floor 81%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	23d	1	0.38mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	23d	1	0.41mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	23d	1	0.48mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	23d	1	0.57mi
3005 31st St W Lehigh Acres, FL	3.0	2.0	1600	$1,950	$1.22	2d	1	0.58mi
1923 Sunniland Blvd Lehigh Acres, FL	3.0	2.5	1638	$2,200	$1.34	23d	1	0.61mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	23d	1	0.62mi
2511 Sunniland Blvd Lehigh Acres, FL	4.0	2.0	1811	$1,900	$1.05	3d	1	0.65mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	23d	1	0.67mi
1906 Venice Ave N Lehigh Acres, FL	4.0	2.0	1833	$1,995	$1.09	3d	1	0.68mi
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	3d	1	0.76mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	2d	1	0.78mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.83mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	13d	1	0.85mi
2018 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1730	$2,236	$1.29	3d	1	0.91mi
2015 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1458	$1,800	$1.23	23d	1	0.92mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.92mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.93mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	23d	1	0.98mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	1d	1	0.99mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	23d	1	0.99mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	1.01mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	11d	1	1.02mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	23d	1	1.04mi
3315 Sunshine Blvd N Lehigh Acres, FL	3.0	2.0	1630	$2,000	$1.23	3d	1	1.05mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	15d	1	1.05mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	1.07mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	1.07mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	1.07mi
3732 16th St W Lehigh Acres, FL	3.0	2.0	1362	$2,100	$1.54	23d	1	1.08mi
3732 16th St W Lehigh Acres, FL	4.0	2.0	1362	$2,000	$1.47	3d	1	1.08mi
2400 Wanda Ave N Lehigh Acres, FL	3.0	2.0	1198	$2,000	$1.67	23d	1	1.11mi
2608 25th St W Lehigh Acres, FL	3.0	2.0	1633	$2,300	$1.41	23d	1	1.12mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	1.12mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	3d	1	1.13mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	23d	1	1.14mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	23d	1	1.16mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.19mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	1.20mi
2404 Crawford Ave N Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	23d	1	1.20mi

Listing history 22 events

1. 2026-06-09
   statusdays on market $239,900 Pending 70 DOM
2. 2026-06-07
   days on market $239,900 Active 69 DOM
3. 2026-06-03
   days on market $239,900 Active 65 DOM
4. 2026-06-02
   status $239,900 Active 64 DOM
5. 2026-03-24
   listed $239,900 Active
6. 2025-10-30
   soldstatus $238,600
7. 2025-02-12
   soldstatus $30,000
8. 2024-04-06
   historical
9. 2024-03-29
   soldstatus $29,900
10. 2023-12-04
    listed $29,900 Active
11. 2018-09-05
    soldstatus $10,500
12. 2018-08-31
    soldstatus $5,250 Sold 132-char remark

    Show marketing remark (132 chars)

    This lot has to be sold with the adjoining lot at 3307 36th St. W in a package price for $13,000. Buyer to pay for title insurance.

13. 2018-08-16
    status Pending 132-char remark

    Show marketing remark (132 chars)

    This lot has to be sold with the adjoining lot at 3307 36th St. W in a package price for $13,000. Buyer to pay for title insurance.

14. 2018-07-31
    listed $6,500 Active 132-char remark

    Show marketing remark (132 chars)

    This lot has to be sold with the adjoining lot at 3307 36th St. W in a package price for $13,000. Buyer to pay for title insurance.

15. 2016-08-10
    historical
16. 2016-08-03
    soldstatus $8,000
17. 2016-07-29
    status Pending
18. 2016-07-19
    price $4,700
19. 2016-03-21
    listed $9,500 Active
20. 2016-03-21
    soldstatus $568,000
21. 2016-03-21
    soldstatus $695,000
22. 2016-03-21
    soldstatus $254,338

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,483/yr (+$124/mo · 291.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $26,050
• − Mortgage interest: −$13,438
• − Property taxes: −$509
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$6,979
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $3,833/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

-57.8% since first listed

18 events — show timeline

• 2026-03-24 Listed $239,900 NAPLESMLS
• 2025-10-30 Sold (Public Records) $238,600 Public Records
• 2025-02-12 Sold (Public Records) $30,000 Public Records
• 2024-04-06 Listing Removed — FORTMLS
• 2024-03-29 Sold (Public Records) $29,900 Public Records
• 2023-12-04 Listed $29,900 FORTMLS
• 2018-09-05 Sold (Public Records) $10,500 Public Records
• 2018-08-31 Sold (MLS) $5,250 FORTMLS
• 2018-08-16 Pending — FORTMLS
• 2018-07-31 Listed $6,500 FORTMLS
• 2016-08-10 Listing Removed — FORTMLS
• 2016-08-03 Sold (Public Records) $8,000 Public Records
• 2016-07-29 Pending — FORTMLS
• 2016-07-19 Price Changed $4,700 FORTMLS
• 2016-03-21 Listed $9,500 FORTMLS
• 2016-03-21 Sold (Public Records) $254,338 Public Records
• 2016-03-21 Sold (Public Records) $695,000 Public Records
• 2016-03-21 Sold (Public Records) $568,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $509 · +30.3% YoY. Source: county tax records.