2802 12th St SW · Lehigh Acres, FL 33976

$272,000

3 bd · 2.0 ba · 1,243 sqft · Land · 223 Days on market

Built 2025 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 +7.2/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Introducing the captivating Palm floorplan from our Inspire collection of homes. This modest yet charming residence offers three bedrooms, two full baths, an indoor laundry room, and a one-car garage. The contemporary kitchen design seamlessly overlooks the combined dining and great room area, creating a spacious and inviting atmosphere. Enjoy casual dining at the countertop breakfast bar while taking in the breathtaking view of the expansive backyard and the beautiful Florida weather through the sliding glass door. Designed with practicality and efficiency in mind, the Palm floorplan eliminates the need for traditional "formal" living and dining rooms, optimizing the use of space for family living and entertaining. Revel in the cozy and bright ambiance of this open layout, perfectly suited for creating cherished memories. With your savings in mind, this home comes equipped with a selection of quality finishes, including name brand laminate countertops, vinyl flooring, stain-resistant carpeting, and stainless-steel appliances such as an electric smooth top range, range hood, and dishwasher. Preselected trending color schemes provide a versatile canvas for you to infuse your personal touch and transform this house into a warm and welcoming home.

Key facts

• 8x10 rear lanai
• 0.25 acre lot
• Garage

Tags

• 8X10 REAR LANAI

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage (1 covered space); Driveway; Paved parking
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level 1; South-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Under construction
• Exterior features: Shutters (manual); No additional exterior features listed

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Master bedroom (dimensions 12.00 x 12.01); Bedroom (dimensions 10.03 x 11.03); Bedroom (dimensions 10.04 x 9.00)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Double-hung windows; Living/Dining room; Main level primary suite; Pantry; Separate shower (shower only)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $272k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (29.7% below list).
• Recommended offer: $191k (29.7% 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+, 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 24d 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 32% 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 $29k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $30k; list at $272k implies a 807% 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 $191,168 (29.7% 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 223 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 11.9

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: 19.4%
• Equity multiple: 2.56×
• Total profit: $119,031
• Equity at exit: $245,039

10-year hold

• IRR: 17.3%
• Equity multiple: 5.71×
• Total profit: $359,059
• Equity at exit: $528,436

Cash invested: $76,160 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,080/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-370

Break-even live

Break-even rent $2,379

Max offer price $218,532

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-276	+0% $-370	+5% $-463	+10% $-557
Rent	-10% $-521	-5% $-445	+0% $-370	+5% $-294	+10% $-218
Rate	-1.0pp $-233	-0.5pp $-300	base $-370	+0.5pp $-440	+1.0pp $-512

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	23d	1	0.33mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	25d	1	0.36mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.54mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	5d	1	0.56mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.83mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	25d	1	0.87mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	5d	1	0.88mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	5d	1	0.89mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	5d	1	0.91mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	5d	1	0.94mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	25d	1	0.96mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	0.96mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	16d	1	0.97mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	25d	1	0.97mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	5d	1	0.97mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	23d	1	1.01mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	25d	1	1.02mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	25d	1	1.04mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	23d	1	1.06mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	5d	1	1.08mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	25d	1	1.09mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	25d	1	1.09mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	1.09mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	1.09mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	23d	1	1.11mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	23d	1	1.13mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	5d	1	1.15mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	25d	1	1.16mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	25d	1	1.18mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	25d	1	1.22mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	25d	1	1.22mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	25d	1	1.22mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	5d	1	1.22mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	16d	1	1.22mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	1.22mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	5d	1	1.22mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	5d	1	1.23mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,599	$1.33	25d	1	1.24mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	16d	1	1.24mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	25d	1	1.24mi

Listing history 16 events

1. 2026-06-22
   days on market $272,000 Active 223 DOM
2. 2026-06-17
   days on market $272,000 Active 219 DOM
3. 2026-06-16
   days on market $272,000 Active 218 DOM
4. 2026-06-16
   days on market $272,000 Active 217 DOM
5. 2026-06-13
   days on market $272,000 Active 215 DOM
6. 2026-06-09
   days on market $272,000 Active 211 DOM
7. 2026-06-07
   days on market $272,000 Active 209 DOM
8. 2026-06-02
   days on market $272,000 Active 204 DOM
9. 2026-06-01
   days on market $272,000 Active 203 DOM
10. 2026-06-01
    days on market $272,000 Active 202 DOM
11. 2026-02-26
    status Active 1274-char remark

    Show marketing remark (1274 chars)

    Introducing the captivating Palm floorplan from our Inspire collection of homes. This modest yet charming residence offers three bedrooms, two full baths, an indoor laundry room, and a one-car garage. The contemporary kitchen design seamlessly overlooks the combined dining and great room area, creating a spacious and inviting atmosphere. Enjoy casual dining at the countertop breakfast bar while taking in the breathtaking view of the expansive backyard and the beautiful Florida weather through the sliding glass door. Designed with practicality and efficiency in mind, the Palm floorplan eliminates the need for traditional "formal" living and dining rooms, optimizing the use of space for family living and entertaining. Revel in the cozy and bright ambiance of this open layout, perfectly suited for creating cherished memories. With your savings in mind, this home comes equipped with a selection of quality finishes, including name brand laminate countertops, vinyl flooring, stain-resistant carpeting, and stainless-steel appliances such as an electric smooth top range, range hood, and dishwasher. Preselected trending color schemes provide a versatile canvas for you to infuse your personal touch and transform this house into a warm and welcoming home.

12. 2026-02-25
    historical 1274-char remark

    Show marketing remark (1274 chars)

    Introducing the captivating Palm floorplan from our Inspire collection of homes. This modest yet charming residence offers three bedrooms, two full baths, an indoor laundry room, and a one-car garage. The contemporary kitchen design seamlessly overlooks the combined dining and great room area, creating a spacious and inviting atmosphere. Enjoy casual dining at the countertop breakfast bar while taking in the breathtaking view of the expansive backyard and the beautiful Florida weather through the sliding glass door. Designed with practicality and efficiency in mind, the Palm floorplan eliminates the need for traditional "formal" living and dining rooms, optimizing the use of space for family living and entertaining. Revel in the cozy and bright ambiance of this open layout, perfectly suited for creating cherished memories. With your savings in mind, this home comes equipped with a selection of quality finishes, including name brand laminate countertops, vinyl flooring, stain-resistant carpeting, and stainless-steel appliances such as an electric smooth top range, range hood, and dishwasher. Preselected trending color schemes provide a versatile canvas for you to infuse your personal touch and transform this house into a warm and welcoming home.

13. 2026-02-23
    listed $272,000 Active 1274-char remark

    Show marketing remark (1274 chars)

    Introducing the captivating Palm floorplan from our Inspire collection of homes. This modest yet charming residence offers three bedrooms, two full baths, an indoor laundry room, and a one-car garage. The contemporary kitchen design seamlessly overlooks the combined dining and great room area, creating a spacious and inviting atmosphere. Enjoy casual dining at the countertop breakfast bar while taking in the breathtaking view of the expansive backyard and the beautiful Florida weather through the sliding glass door. Designed with practicality and efficiency in mind, the Palm floorplan eliminates the need for traditional "formal" living and dining rooms, optimizing the use of space for family living and entertaining. Revel in the cozy and bright ambiance of this open layout, perfectly suited for creating cherished memories. With your savings in mind, this home comes equipped with a selection of quality finishes, including name brand laminate countertops, vinyl flooring, stain-resistant carpeting, and stainless-steel appliances such as an electric smooth top range, range hood, and dishwasher. Preselected trending color schemes provide a versatile canvas for you to infuse your personal touch and transform this house into a warm and welcoming home.

14. 2025-11-10
    listed $272,000 Active
15. 2024-06-05
    soldstatus $30,000
16. 2024-02-22
    soldstatus $36,000

ⓘ 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 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: $22,940
• − Mortgage interest: −$15,236
• − Property taxes: −$4,080
• − Insurance: −$1,360
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$7,913
• Taxable loss: −$9,319
• Est. tax savings @ 24.0%: +$2,237
• After-tax cash flow: $-2,197/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

+655.6% since first listed

6 events — show timeline

• 2026-02-26 Relisted — Zillow
• 2026-02-25 Delisted — Zillow
• 2026-02-23 Listed $272,000 Zillow
• 2025-11-10 Listed $272,000 FORTMLS
• 2024-06-05 Sold (Public Records) $30,000 Public Records
• 2024-02-22 Sold (Public Records) $36,000 Public Records

Property tax history

+34.7%/yr

Latest (2025): $520 · +34.7% YoY. Source: county tax records.