2714 2nd St SW · Lehigh Acres, FL 33976

$355,000

3 bd · 2.0 ba · 1,622 sqft · Land · 37 Days on market

Built 2025 0.26 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
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +2.0/10.0
• 1% rule +1.1/10.0

Listing remarks

Discover this exceptional brand-new construction located in the desirable southwest area of Lehigh Acres, conveniently close to Lee Blvd, all shoppping centers, centraly located. This home features premium porcelain tile throughout, dual walk-in closets in the master bedroom, and a luxurious master bathroom with dual sinks and a walk-in shower. The modern kitchen is equipped with top-of-the-line stainless steel appliances, quartz waterfall countertops, and elegant European acrylic cabinets. Additional features include a bonus door in the garage and impact-resistant doors and windows. Don't miss this opportunity to own your dream home in a prime location!

Key facts

• Dual walk-in closets
• Prime location
• 0.26 acre lot

Tags

• BRAND-NEW CONSTRUCTION
• PREMIUM PORCELAIN TILE
• DUAL WALK-IN CLOSETS
• LUXURIOUS MASTER BATHROOM
• QUARTZ WATERFALL COUNTERTOPS
• PRIME LOCATION

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Non-gated community; No association fee (road maintenance and trash provided)

Exterior

• Parking: Attached 2-car garage; Garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Entry level: ground floor; Faces south
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Security/high-impact doors; Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; Dual sinks; Open living/dining area; Separate shower (shower only); Walk-in closet(s); Split bedroom floor plan; Single-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $355k.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (39.2% below list).
• Recommended offer: $216k (39.2% 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); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $38k of equity ($2k loan paydown + $36k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $48k; list at $355k implies a 640% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,917 (39.2% 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 37 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 13.7

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $162,767
• Equity at exit: $319,812

10-year hold

• IRR: 18.0%
• Equity multiple: 5.89×
• Total profit: $486,519
• Equity at exit: $689,687

Cash invested: $99,400 (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: 13.7×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-378

Break-even live

Break-even rent $2,637

Max offer price $288,285

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-277	+0% $-378	+5% $-478	+10% $-579
Rent	-10% $-548	-5% $-463	+0% $-378	+5% $-292	+10% $-207
Rate	-1.0pp $-199	-0.5pp $-287	base $-378	+0.5pp $-470	+1.0pp $-563

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	25d	1	0.25mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.50mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	23d	1	0.54mi
2709 6th St W Lehigh Acres, FL	4.0	3.0	1915	$2,400	$1.25	21d	1	0.54mi
209 Punta Alta Ct Lehigh Acres, FL	4.0	2.0	1860	$1,950	$1.05	21d	1	0.60mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	25d	1	0.62mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	25d	1	0.64mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	0.64mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	16d	1	0.72mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	3d	1	0.72mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	25d	1	0.80mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	25d	1	0.80mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	0.86mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	25d	1	0.88mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.89mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.91mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	5d	1	0.96mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	0.97mi
8046 Gopher Tortoise Trl Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	25d	1	0.98mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	25d	1	1.06mi
2701 20th St SW Lehigh Acres, FL	3.0	2.0	2019	$1,900	$0.94	21d	1	1.10mi
2820 14th St W Lehigh Acres, FL	3.0	2.0	2007	$2,791	$1.39	5d	1	1.11mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	25d	1	1.11mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	3d	1	1.11mi
2913 14th St W Lehigh Acres, FL	4.0	2.0	1629	$2,300	$1.41	25d	1	1.11mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	5d	1	1.12mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	4d	1	1.12mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	1.15mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	25d	1	1.19mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	21d	1	1.21mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	17d	1	1.22mi
3309 10th St W Lehigh Acres, FL	4.0	2.0	1575	$2,199	$1.40	13d	1	1.22mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	15d	1	1.25mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.28mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	5d	1	1.30mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	5d	1	1.30mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	25d	1	1.31mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	1.32mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	1.33mi
2712 18th St W Lehigh Acres, FL	4.0	3.0	2030	$2,730	$1.34	4d	1	1.34mi

Listing history 33 events

1. 2026-06-22
   days on market $355,000 Active 37 DOM
2. 2026-06-17
   days on market $355,000 Active 33 DOM
3. 2026-06-16
   days on market $355,000 Active 32 DOM
4. 2026-06-15
   days on market $355,000 Active 31 DOM
5. 2026-06-13
   days on market $355,000 Active 29 DOM
6. 2026-06-10
   days on market $355,000 Active 26 DOM
7. 2026-06-09
   days on market $355,000 Active 25 DOM
8. 2026-06-08
   days on market $355,000 Active 24 DOM
9. 2026-06-07
   days on market $355,000 Active 23 DOM
10. 2026-06-03
    days on market $355,000 Active 19 DOM
11. 2026-06-02
    days on market $355,000 Active 18 DOM
12. 2026-06-01
    days on market $355,000 Active 17 DOM
13. 2026-05-31
    days on market $355,000 Active 16 DOM
14. 2026-05-15
    listed $355,000 Active
15. 2026-05-12
    historical
16. 2026-03-23
    price $355,000
17. 2026-01-01
    listed $365,000 Active
18. 2025-12-22
    historical
19. 2025-09-10
    price $365,000
20. 2025-07-31
    listed $375,000 Active
21. 2025-07-25
    historical
22. 2025-07-24
    price $375,000
23. 2025-06-18
    listed $384,900 Active
24. 2025-06-13
    price $384,900
25. 2025-06-13
    historical
26. 2025-05-13
    price $385,000
27. 2025-03-21
    listed $395,000 Active
28. 2024-05-21
    soldstatus $48,000
29. 2024-04-25
    historical
30. 2024-03-27
    listed $34,900 Active
31. 2005-04-05
    soldstatus $64,000
32. 2001-06-28
    soldstatus $6,200
33. 1995-08-14
    soldstatus $38,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $2,946 · $246/mo
• Expected delta: +$2,060/yr (+$172/mo · 232.6%)

ⓘ 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 7 d/yr ≥107°F today · 25 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: $25,910
• − Mortgage interest: −$19,886
• − Property taxes: −$886
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$10,327
• Taxable loss: −$11,109
• Est. tax savings @ 24.0%: +$2,666
• After-tax cash flow: $-1,866/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

+834.2% since first listed

20 events — show timeline

• 2026-05-15 Listed $355,000 FORTMLS
• 2026-05-12 Listing Removed — FORTMLS
• 2026-03-23 Price Changed $355,000 FORTMLS
• 2026-01-01 Listed $365,000 FORTMLS
• 2025-12-22 Listing Removed — FORTMLS
• 2025-09-10 Price Changed $365,000 FORTMLS
• 2025-07-31 Listed $375,000 FORTMLS
• 2025-07-25 Listing Removed — FORTMLS
• 2025-07-24 Price Changed $375,000 FORTMLS
• 2025-06-18 Listed $384,900 FORTMLS
• 2025-06-13 Price Changed $384,900 FORTMLS
• 2025-06-13 Listing Removed — FORTMLS
• 2025-05-13 Price Changed $385,000 FORTMLS
• 2025-03-21 Listed $395,000 FORTMLS
• 2024-05-21 Sold (Public Records) $48,000 Public Records
• 2024-04-25 Listing Removed — FORTMLS
• 2024-03-27 Listed $34,900 FORTMLS
• 2005-04-05 Sold (Public Records) $64,000 Public Records
• 2001-06-28 Sold (Public Records) $6,200 Public Records
• 1995-08-14 Sold (Public Records) $38,000 Public Records

Property tax history

+26.0%/yr

Latest (2025): $886 · +126.1% YoY. Source: county tax records.