2509 50th St W · Lehigh Acres, FL 33971

$281,000

3 bd · 2.0 ba · 1,633 sqft · Land · 137 Days on market

Built 2026 10,885 sqft lot

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Wonderful Opportunity awaits the newest owners of this Beautiful 1/4 ACRES Lot!! This Lot is perfect for your New Construction Dream Home or an Investment as it is situated in West Lehigh tucked away from the hustle and bustle of the city. Enjoy majestic SWFL Sunsets with its Northern Exposure! There are NO Deed Restrictions, HOAs or Maintenance Fees so bring your 4-wheeler or side by side without the hassle! The best part is although it is quiet and private here you are about 4 miles to RT 884 giving you Easy Access to local Shopping and Dining, 30 miles to Ft Myers Beach and 20 miles to RSW Airport. You will notice the area is beginning to grow with more New Construction so Property Values will only continue to Increase! This opportunity is also great for an Investor to Build at a more Affordable price compared to other parts of SWFL! This Beautiful Piece of Paradise has very easy access to Fort Myers! Jump on this Fantastic Opportunity today while the market is still HOT and it lasts! The seller has additional vacant lots if you are looking to purchase multiple lots: 2513 49th St. W, 4016 13th St. SW, 1305 Jefferson Ave, 1402 Columbus Ave, 1408 Thompson Ave, and 1502 Lake Ave.

Key facts

• Custom cabinetry
• Modern kitchen
• Porcelain tile

Tags

• OPEN-CONCEPT LAYOUT
• PORCELAIN TILE
• IMPACT-RESISTANT WINDOWS
• MODERN KITCHEN
• QUARTZ WATERFALL ISLAND
• CUSTOM CABINETRY

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Faces north; Zoning: RS-1; South exposure
• Construction: Block, concrete, and stucco construction; Shingle roof; Built on traditional foundation
• Exterior features: Security/high-impact doors; Open patio; Patio; Porch; Smoke detector(s)

Interior

• Kitchen: Freezer; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Self-cleaning oven; Water purifier
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tinted windows; Impact glass; Dual sinks; Family/dining room; Living/dining room; Pantry; Shower only; Separate shower; Walk-in closet(s); Unfurnished
• Laundry & utility: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $281k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (23.4% below list).
• Recommended offer: $215k (23.4% 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $281k implies a 1419% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,353 (23.4% 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 137 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.15×
• Total profit: $-67,139
• Equity at exit: $41,898

10-year hold

• IRR: -36.1%
• Equity multiple: -0.30×
• Total profit: $-102,457
• Equity at exit: $24,296

Cash invested: $78,680 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,215/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-241

Break-even live

Break-even rent $2,458

Max offer price $246,179

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: $70,250
• Closing costs: $8,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	24d	1	0.16mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	24d	1	0.25mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	3d	1	0.25mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	24d	1	0.26mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	3d	1	0.26mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	3d	1	0.39mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.41mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	24d	1	0.42mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	0.46mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	0.51mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.52mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.59mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	0.60mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	24d	1	0.66mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	0.70mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	0.71mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	0.73mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	24d	1	0.76mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	24d	1	0.76mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.81mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	24d	1	0.83mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.83mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	1.00mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	1.00mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	1.01mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	24d	1	1.03mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	3d	1	1.05mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	3d	1	1.05mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	1.08mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	24d	1	1.09mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	16d	1	1.10mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.11mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	1.13mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	24d	1	1.18mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.18mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	24d	1	1.18mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	24d	1	1.19mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	3d	1	1.22mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.22mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	1.22mi

Listing history 14 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   price $281,000
3. 2026-03-31
   status Active
4. 2026-03-31
   price $299,989
5. 2026-03-17
   status Pending
6. 2026-02-20
   price $301,988
7. 2026-02-02
   price $305,989
8. 2025-12-18
   listed $307,888 Active
9. 2023-08-15
   soldstatus $18,500
10. 2023-08-14
    soldstatus $18,500 Closed 1200-char remark

    Show marketing remark (1200 chars)

    A Wonderful Opportunity awaits the newest owners of this Beautiful 1/4 ACRES Lot!! This Lot is perfect for your New Construction Dream Home or an Investment as it is situated in West Lehigh tucked away from the hustle and bustle of the city. Enjoy majestic SWFL Sunsets with its Northern Exposure! There are NO Deed Restrictions, HOAs or Maintenance Fees so bring your 4-wheeler or side by side without the hassle! The best part is although it is quiet and private here you are about 4 miles to RT 884 giving you Easy Access to local Shopping and Dining, 30 miles to Ft Myers Beach and 20 miles to RSW Airport. You will notice the area is beginning to grow with more New Construction so Property Values will only continue to Increase! This opportunity is also great for an Investor to Build at a more Affordable price compared to other parts of SWFL! This Beautiful Piece of Paradise has very easy access to Fort Myers! Jump on this Fantastic Opportunity today while the market is still HOT and it lasts! The seller has additional vacant lots if you are looking to purchase multiple lots: 2513 49th St. W, 4016 13th St. SW, 1305 Jefferson Ave, 1402 Columbus Ave, 1408 Thompson Ave, and 1502 Lake Ave.

11. 2023-07-26
    status Pending 1200-char remark

    Show marketing remark (1200 chars)

    A Wonderful Opportunity awaits the newest owners of this Beautiful 1/4 ACRES Lot!! This Lot is perfect for your New Construction Dream Home or an Investment as it is situated in West Lehigh tucked away from the hustle and bustle of the city. Enjoy majestic SWFL Sunsets with its Northern Exposure! There are NO Deed Restrictions, HOAs or Maintenance Fees so bring your 4-wheeler or side by side without the hassle! The best part is although it is quiet and private here you are about 4 miles to RT 884 giving you Easy Access to local Shopping and Dining, 30 miles to Ft Myers Beach and 20 miles to RSW Airport. You will notice the area is beginning to grow with more New Construction so Property Values will only continue to Increase! This opportunity is also great for an Investor to Build at a more Affordable price compared to other parts of SWFL! This Beautiful Piece of Paradise has very easy access to Fort Myers! Jump on this Fantastic Opportunity today while the market is still HOT and it lasts! The seller has additional vacant lots if you are looking to purchase multiple lots: 2513 49th St. W, 4016 13th St. SW, 1305 Jefferson Ave, 1402 Columbus Ave, 1408 Thompson Ave, and 1502 Lake Ave.

12. 2023-07-14
    listed $17,000 Active 1200-char remark

    Show marketing remark (1200 chars)

    A Wonderful Opportunity awaits the newest owners of this Beautiful 1/4 ACRES Lot!! This Lot is perfect for your New Construction Dream Home or an Investment as it is situated in West Lehigh tucked away from the hustle and bustle of the city. Enjoy majestic SWFL Sunsets with its Northern Exposure! There are NO Deed Restrictions, HOAs or Maintenance Fees so bring your 4-wheeler or side by side without the hassle! The best part is although it is quiet and private here you are about 4 miles to RT 884 giving you Easy Access to local Shopping and Dining, 30 miles to Ft Myers Beach and 20 miles to RSW Airport. You will notice the area is beginning to grow with more New Construction so Property Values will only continue to Increase! This opportunity is also great for an Investor to Build at a more Affordable price compared to other parts of SWFL! This Beautiful Piece of Paradise has very easy access to Fort Myers! Jump on this Fantastic Opportunity today while the market is still HOT and it lasts! The seller has additional vacant lots if you are looking to purchase multiple lots: 2513 49th St. W, 4016 13th St. SW, 1305 Jefferson Ave, 1402 Columbus Ave, 1408 Thompson Ave, and 1502 Lake Ave.

13. 2004-07-30
    soldstatus $16,750 34-char remark

    Show marketing remark (34 chars)

    Seller Is Related To Listing Agent

14. 2004-07-10
    price $17,000 34-char remark

    Show marketing remark (34 chars)

    Seller Is Related To Listing Agent

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $25,842
• − Mortgage interest: −$15,740
• − Property taxes: −$4,215
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$8,175
• Taxable loss: −$7,827
• Est. tax savings @ 24.0%: +$1,879
• After-tax cash flow: $-1,009/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+1552.9% since first listed

14 events — show timeline

• 2026-05-18 Pending — FORTMLS
• 2026-05-13 Price Changed $281,000 FORTMLS
• 2026-03-31 Relisted — FORTMLS
• 2026-03-31 Price Changed $299,989 FORTMLS
• 2026-03-17 Pending — FORTMLS
• 2026-02-20 Price Changed $301,988 FORTMLS
• 2026-02-02 Price Changed $305,989 FORTMLS
• 2025-12-18 Listed $307,888 FORTMLS
• 2023-08-15 Sold (Public Records) $18,500 Public Records
• 2023-08-14 Sold (MLS) $18,500 FORTMLS
• 2023-07-26 Pending — FORTMLS
• 2023-07-14 Listed $17,000 FORTMLS
• 2004-07-30 Sold (MLS) $16,750 FORTMLS
• 2004-07-10 Price Changed $17,000 FORTMLS

Property tax history

+19.2%/yr

Latest (2025): $442 · +9.6% YoY. Source: county tax records.