3419 16th St SW · Lehigh Acres, FL 33976

$355,000

4 bd · 2.0 ba · 1,668 sqft · Land · 182 Days on market

Built 2025 10,769 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

Key facts

• Quartz countertops
• New construction
• Gourmet kitchen

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT FLOOR PLAN
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPA-INSPIRED BATHROOM

Property features AI

Finance

• Financial info: Pets allowed (no restrictions)

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with automatic door opener; 2 covered spaces
• Security: High-impact / security doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Faces south
• Construction: Block construction; Shingle roof
• Exterior features: Security / high impact doors; City street frontage; Quarter- to half-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling
• Interior features: Closet cabinetry; Other interior features
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $355k.

Deal economics

• At list price, monthly cash flow is $-714 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (38.0% below list).
• Recommended offer: $220k (38.0% 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+, 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 22d 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 182 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,154 (38.0% 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 182 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.62%
• DSCR: 0.62
• GRM: 13.4

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: 17.5%
• Equity multiple: 2.42×
• Total profit: $141,442
• Equity at exit: $319,812

10-year hold

• IRR: 16.0%
• Equity multiple: 5.43×
• Total profit: $440,803
• 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: 786
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,325/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-714

Break-even live

Break-even rent $3,105

Max offer price $251,667

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-591	+0% $-714	+5% $-837	+10% $-959
Rent	-10% $-888	-5% $-801	+0% $-714	+5% $-627	+10% $-540
Rate	-1.0pp $-535	-0.5pp $-624	base $-714	+0.5pp $-806	+1.0pp $-900

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
1511 Terry Ave S Lehigh Acres, FL	3.0	2.0	1579	$1,996	$1.26	24d	1	0.12mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.25mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.27mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.43mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.44mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	22d	1	0.44mi
1507 Paula Ave S Lehigh Acres, FL	3.0	2.0	1547	$2,000	$1.29	19d	1	0.45mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.47mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	0.53mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.54mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	0.55mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	11d	1	0.59mi
3201 23rd St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.60mi
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.61mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.62mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.62mi
3203 24th St SW Lehigh Acres, FL	3.0	2.0	1498	$2,300	$1.54	22d	1	0.64mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.67mi
2504 Vera Ave S Lehigh Acres, FL	3.0	3.0	1643	$2,400	$1.46	24d	1	0.69mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.71mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	0.80mi
3604 29th St SW Lehigh Acres, FL	3.0	2.5	1776	$2,500	$1.41	24d	1	0.84mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.86mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.87mi
3008 23rd St SW Lehigh Acres, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.87mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	0.90mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.91mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.92mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	22d	1	0.92mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	0.93mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	3d	1	0.94mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.96mi
2904 Wanda Ave S Lehigh Acres, FL	3.0	2.0	1501	$1,900	$1.27	24d	1	0.96mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	0.97mi
2914 24th St SW Lehigh Acres, FL	3.0	2.0	1537	$2,250	$1.46	24d	1	0.98mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	1.08mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	1.10mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.14mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.15mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.15mi

Listing history 15 events

1. 2026-06-09
   statusdays on market $355,000 Pending 182 DOM
2. 2026-06-07
   days on market $355,000 Active 181 DOM
3. 2026-06-02
   days on market $355,000 Active 176 DOM
4. 2026-06-01
   days on market $355,000 Active 175 DOM
5. 2026-06-01
   days on market $355,000 Active 174 DOM
6. 2026-04-25
   price $355,000

   Show marketing remark (1327 chars)

   Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

7. 2026-04-25
   price $355,000 1327-char remark

   Show marketing remark (1327 chars)

   Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

8. 2026-04-08
   price $370,000 1327-char remark

   Show marketing remark (1327 chars)

   Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

9. 2026-04-08
   price $370,000

   Show marketing remark (1327 chars)

   Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

10. 2026-03-14
    price $375,000 1327-char remark

    Show marketing remark (1327 chars)

    Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

11. 2026-03-02
    price $380,000 1327-char remark

    Show marketing remark (1327 chars)

    Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

12. 2025-12-08
    listed $385,000 Active

    Show marketing remark (1327 chars)

    Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

13. 2025-12-08
    listed $385,000 Active 1327-char remark

    Show marketing remark (1327 chars)

    Welcome to this beautifully designed brand-new construction home located in the highly desirable Southwest Lehigh Acres. Offering 4 spacious bedrooms and 2 elegant bathrooms, this modern residence blends luxury, comfort, and functionality in every detail. Step into a bright open-concept floor plan featuring glossy porcelain tile throughout, soaring ceilings with a designer tray ceiling and LED lighting, and a striking modern ceiling fan that elevates the main living space. The gourmet kitchen is a true showstopper with quartz countertops, sleek white cabinetry, stainless steel appliances, and contemporary pendant lighting, perfect for both everyday living and entertaining. The primary suite offers a private retreat with a spa-inspired bathroom, showcasing a large glass-enclosed walk-in shower with premium tile, dual-sink vanity, and elegant black fixtures. Generously sized secondary bedrooms provide flexibility for family, guests, or home office space. Enjoy outdoor living with ample room to create your dream backyard oasis. Situated on a quiet street with new construction surrounding, this home offers peace of mind and modern Florida living at its finest. No HOA | Minutes from schools, dining, shopping, and major roadways. This is a must-see opportunity in one of Lehigh Acres’ fastest-growing areas!

14. 2024-07-22
    soldstatus $744,286
15. 2006-08-16
    soldstatus $25,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $26,418
• − Mortgage interest: −$19,886
• − Property taxes: −$5,325
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$10,327
• Taxable loss: −$15,121
• Est. tax savings @ 24.0%: +$3,629
• After-tax cash flow: $-4,940/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

+1320.0% since first listed

10 events — show timeline

• 2026-04-25 Price Changed $355,000 MARMLS
• 2026-04-25 Price Changed $355,000 FORTMLS
• 2026-04-08 Price Changed $370,000 FORTMLS
• 2026-04-08 Price Changed $370,000 MARMLS
• 2026-03-14 Price Changed $375,000 FORTMLS
• 2026-03-02 Price Changed $380,000 FORTMLS
• 2025-12-08 Listed $385,000 FORTMLS
• 2025-12-08 Listed $385,000 MARMLS
• 2024-07-22 Sold (Public Records) $744,286 Public Records
• 2006-08-16 Sold (Public Records) $25,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $520 · +33.3% YoY. Source: county tax records.