3604 25 St SW · Lehigh Acres, FL 33976

$330,000

4 bd · 2.0 ba · 1,570 sqft · Land · 291 Days on market

Built 2025

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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 +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

This great lot is located in the fast-growing area of Southwest Lehigh. Situated just two blocks off of 23rd St SW and easy access to Gunnery Rd and Daniels Parkway. There are several new construction homes in the area. Lehigh is just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

Key facts

• Open floor plan
• Porcelain floors
• Impact doors

Tags

• OPEN FLOOR PLAN
• PORCELAIN FLOORS
• HIGH CEILINGS
• IMPACT DOORS
• IMPACT WINDOWS
• QUARTZ COUNTER TOPS

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Parking pad; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank
• Home design: Single-story; New construction; Faces northeast
• Construction: Block construction; Shingle roof
• Exterior features: Room for pool; Quarter to half acre lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Bedroom on main level; First floor entry; Kitchen island
• Laundry & utility: Laundry room; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (31.4% below list).
• Recommended offer: $226k (31.4% 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+, 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 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 37% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $26k; list at $330k implies a 1174% 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,315 (31.4% 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 291 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• 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: 22.1%
• Equity multiple: 2.77×
• Total profit: $163,148
• Equity at exit: $297,290

10-year hold

• IRR: 19.3%
• Equity multiple: 6.15×
• Total profit: $475,906
• Equity at exit: $641,117

Cash invested: $92,400 (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: 786
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-153

Break-even live

Break-even rent $2,457

Max offer price $302,896

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	23d	1	0.09mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.21mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	23d	1	0.25mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	23d	1	0.36mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.37mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	23d	1	0.53mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.56mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.57mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.57mi
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	23d	1	0.58mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.58mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.59mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	0.60mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	21d	1	0.64mi
3802 35th St SW Lehigh Acres, FL	3.0	2.0	1269	$1,640	$1.29	23d	1	0.65mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.66mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.70mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.71mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	23d	1	0.72mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.72mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.72mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.72mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	23d	1	0.72mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	0.73mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.75mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.77mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	23d	1	0.81mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.85mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	14d	1	0.91mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.91mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	0.92mi
4020 36th St SW Lehigh Acres, FL	3.0	2.0	1354	$2,050	$1.51	23d	1	0.98mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	1.01mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	1.02mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	1.02mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	1.03mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	1.03mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	23d	1	1.04mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	1.08mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	14d	1	1.12mi

Listing history 18 events

1. 2026-06-17
   days on market $330,000 Active 291 DOM
2. 2026-06-16
   days on market $330,000 Active 290 DOM
3. 2026-06-16
   days on market $330,000 Active 289 DOM
4. 2026-06-13
   pricedays on market $330,000 Active 287 DOM
5. 2026-06-09
   days on market $335,000 Active 283 DOM
6. 2026-06-07
   days on market $335,000 Active 281 DOM
7. 2026-06-02
   days on market $335,000 Active 276 DOM
8. 2026-06-01
   days on market $335,000 Active 275 DOM
9. 2026-06-01
   days on market $335,000 Active 274 DOM
10. 2026-04-23
    status Active
11. 2026-04-13
    historical
12. 2026-03-13
    price $335,000
13. 2025-08-20
    listed $345,000 Active
14. 2023-10-02
    soldstatus $25,900
15. 2023-09-27
    soldstatus $25,900 Closed 332-char remark

    Show marketing remark (332 chars)

    This great lot is located in the fast-growing area of Southwest Lehigh. Situated just two blocks off of 23rd St SW and easy access to Gunnery Rd and Daniels Parkway. There are several new construction homes in the area. Lehigh is just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

16. 2023-09-02
    status Pending 332-char remark

    Show marketing remark (332 chars)

    This great lot is located in the fast-growing area of Southwest Lehigh. Situated just two blocks off of 23rd St SW and easy access to Gunnery Rd and Daniels Parkway. There are several new construction homes in the area. Lehigh is just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

17. 2023-08-15
    listed $25,900 Active 332-char remark

    Show marketing remark (332 chars)

    This great lot is located in the fast-growing area of Southwest Lehigh. Situated just two blocks off of 23rd St SW and easy access to Gunnery Rd and Daniels Parkway. There are several new construction homes in the area. Lehigh is just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

18. 2003-06-24
    soldstatus $6,200

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$1,860/yr (+$155/mo · 211.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $27,158
• − Mortgage interest: −$18,485
• − Property taxes: −$879
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$9,600
• Taxable loss: −$7,802
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $31/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

+5303.2% since first listed

9 events — show timeline

• 2026-04-23 Relisted — MARMLS
• 2026-04-13 Listing Removed — MARMLS
• 2026-03-13 Price Changed $335,000 MARMLS
• 2025-08-20 Listed $345,000 MARMLS
• 2023-10-02 Sold (Public Records) $25,900 Public Records
• 2023-09-27 Sold (MLS) $25,900 FORTMLS
• 2023-09-02 Pending — FORTMLS
• 2023-08-15 Listed $25,900 FORTMLS
• 2003-06-24 Sold (Public Records) $6,200 Public Records

Property tax history

+25.1%/yr

Latest (2025): $879 · +87.7% YoY. Source: county tax records.