3319 12th St W · Lehigh Acres, FL 33976

$266,000

3 bd · 2.0 ba · 1,487 sqft · Land · 38 Days on market

Built 2026 6,534 sqft 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).

• Cash flow +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. THIS HOME IS READY FOR YOU NOW!! This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner’s suite with an attached bathroom and walk-in closet. Discover the allure of Lennar's standalone homes throughout Lehigh Acres, where you can enjoy the advantages of a Lennar home with no HOA fees. Prices, dimensions and features may vary

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $266k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (18.6% below list).
• Recommended offer: $217k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 18d 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 $28k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $196k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $216,623 (18.6% 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 38 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.2

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: 21.9%
• Equity multiple: 2.75×
• Total profit: $130,470
• Equity at exit: $239,634

10-year hold

• IRR: 19.1%
• Equity multiple: 6.09×
• Total profit: $379,269
• Equity at exit: $516,779

Cash invested: $74,480 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,395
• Tax est. 1.5%: −$332 /mo · $3,990/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-127

Break-even live

Break-even rent $2,327

Max offer price $247,632

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-35	+0% $-127	+5% $-219	+10% $-311
Rent	-10% $-298	-5% $-213	+0% $-127	+5% $-41	+10% $44
Rate	-1.0pp $7	-0.5pp $-59	base $-127	+0.5pp $-196	+1.0pp $-266

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	5d	1	0.08mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	5d	1	0.09mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	12d	1	0.16mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	17d	1	0.17mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	5d	1	0.27mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	5d	1	0.27mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	25d	1	0.35mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.41mi
3506 9th St W Lehigh Acres, FL	4.0	2.0	1820	$2,800	$1.54	25d	1	0.43mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	25d	1	0.45mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	0.58mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	25d	1	0.61mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	25d	1	0.64mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	3d	1	0.64mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.64mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	4d	1	0.65mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	3d	1	0.75mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	0.75mi
1906 Venice Ave N Lehigh Acres, FL	4.0	2.0	1833	$1,995	$1.09	5d	1	0.77mi
1923 Sunniland Blvd Lehigh Acres, FL	3.0	2.5	1638	$2,200	$1.34	25d	1	0.87mi
2917 22nd St W Lehigh Acres, FL	4.0	2.0	1550	$2,150	$1.39	25d	1	0.88mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	5d	1	0.88mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	25d	1	0.90mi
3732 16th St W Lehigh Acres, FL	4.0	2.0	1362	$2,000	$1.47	5d	1	0.91mi
3732 16th St W Lehigh Acres, FL	3.0	2.0	1362	$2,100	$1.54	25d	1	0.91mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	25d	1	0.97mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	4d	1	0.98mi
2511 Sunniland Blvd Lehigh Acres, FL	4.0	2.0	1811	$1,900	$1.05	5d	1	1.02mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	25d	1	1.07mi
2815 24th St W Lehigh Acres, FL	4.0	2.0	1820	$1,875	$1.03	5d	1	1.09mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	15d	1	1.10mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	25d	1	1.12mi
3417 31st St W Lehigh Acres, FL	3.0	2.0	1779	$3,500	$1.97	25d	1	1.14mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	1.16mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	5d	1	1.17mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	25d	1	1.17mi
2015 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1458	$1,800	$1.23	25d	1	1.20mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	1.20mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	1.23mi
2018 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1730	$2,236	$1.29	5d	1	1.23mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   price $266,000
3. 2026-04-07
   price $276,000
4. 2026-04-06
   price $285,000
5. 2026-03-20
   listed $291,000 Active
6. 2025-09-17
   soldstatus $196,000
7. 2006-09-21
   historical
8. 2006-03-22
   listed $43,900
9. 2006-03-22
   listed $37,000

ⓘ 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 · 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: $25,995
• − Mortgage interest: −$14,900
• − Property taxes: −$3,990
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$7,738
• Taxable loss: −$6,123
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $-54/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

+505.9% since first listed

9 events — show timeline

• 2026-04-27 Pending — NAPLESMLS
• 2026-04-21 Price Changed $266,000 NAPLESMLS
• 2026-04-07 Price Changed $276,000 NAPLESMLS
• 2026-04-06 Price Changed $285,000 NAPLESMLS
• 2026-03-20 Listed $291,000 NAPLESMLS
• 2025-09-17 Sold (Public Records) $196,000 Public Records
• 2006-09-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-22 Listed $37,000 MIML
• 2006-03-22 Listed $43,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.6%/yr

Latest (2025): $463 · +10.8% YoY. Source: county tax records.