2702 49th St W · Lehigh Acres, FL 33971

$269,900

3 bd · 2.0 ba · 1,202 sqft · Land · 251 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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This stunning brand-new 3-bedroom, 2-bathroom home offers modern design, quality finishes, and unbeatable comfort. Featuring impact-resistant windows, a spacious open layout, and a large backyard, this home is perfect for families or anyone seeking peace and privacy. The master suite includes a walk-in closet and a beautifully designed bathroom. The kitchen and living area are ideal for entertaining, filled with natural light and sleek finishes. Enjoy the convenience of a two-car garage, energy-efficient construction, and a great location close to shops, schools, and main roads.

Key facts

• Walk-in closet
• Large backyard
• Spacious open layout

Tags

• IMPACT-RESISTANT WINDOWS
• SPACIOUS OPEN LAYOUT
• LARGE BACKYARD
• WALK-IN CLOSET
• BEAUTIFULLY DESIGNED BATHROOM
• ENERGY-EFFICIENT CONSTRUCTION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage; Driveway (paved)
• Security: High impact doors
• Utilities: Cable available; Well water; Septic tank
• Home design: Single-story property; New construction
• Construction: Block and concrete construction with stucco finish; Shingle roof; Built as new construction
• Exterior features: Security / high impact doors; Rectangular lot; East exposure; Faces west; Entry on level 1

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedrooms are on the entry/main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Kitchen island; Combined living and dining room; Separate shower (shower only); Walk-in closet(s); Split bedroom layout; Impact glass windows; Unfurnished
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-39 ($-467/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (27.0% below list).
• Recommended offer: $197k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 falling (-4.7%/yr); 1335 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 251 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $270k implies a 1899% 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 $197,136 (27.0% 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 251 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 11.4

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-52,125
• Equity at exit: $40,243

10-year hold

• IRR: -20.4%
• Equity multiple: 0.05×
• Total profit: $-71,455
• Equity at exit: $23,336

Cash invested: $75,572 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-39

Break-even live

Break-even rent $2,021

Max offer price $263,031

Occupancy floor 97%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	24d	1	0.07mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	24d	1	0.17mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	24d	1	0.21mi
2910 55th St W Lehigh Acres, FL	2.0	2.0	833	$1,550	$1.86	3d	1	0.59mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.65mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	24d	1	0.67mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	0.76mi
6006 Judy Ave N Lehigh Acres, FL	2.0	2.0	832	$1,499	$1.80	3d	1	0.83mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.83mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	0.86mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	24d	1	0.88mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	0.97mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	24d	1	1.00mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	10d	1	1.05mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	1.07mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	1.13mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	14d	1	1.13mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	24d	1	1.13mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	24d	1	1.14mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	1.22mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	1.24mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	3d	1	1.30mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	24d	1	1.30mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	24d	1	1.34mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	3d	1	1.38mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	24d	1	1.39mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	24d	1	1.40mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	24d	1	1.44mi

Listing history 13 events

1. 2026-06-17
   days on market $269,900 Active 251 DOM
2. 2026-06-16
   days on market $269,900 Active 250 DOM
3. 2026-06-16
   days on market $269,900 Active 249 DOM
4. 2026-06-13
   pricedays on market $269,900 Active 247 DOM
5. 2026-06-09
   days on market $279,900 Active 243 DOM
6. 2026-06-07
   days on market $279,900 Active 241 DOM
7. 2026-06-02
   days on market $279,900 Active 236 DOM
8. 2026-06-01
   days on market $279,900 Active 235 DOM
9. 2026-06-01
   days on market $279,900 Active 234 DOM
10. 2026-05-26
    price $279,900
11. 2026-05-20
    price $289,900
12. 2025-10-05
    listed $299,900 Active
13. 2022-04-22
    soldstatus $13,500

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,419/yr (+$118/mo · 172.9%)

ⓘ 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 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: $23,656
• − Mortgage interest: −$15,119
• − Property taxes: −$821
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$7,852
• Taxable loss: −$5,269
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $798/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

+1973.3% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $279,900 FORTMLS
• 2026-05-20 Price Changed $289,900 FORTMLS
• 2025-10-05 Listed $299,900 FORTMLS
• 2022-04-22 Sold (Public Records) $13,500 Public Records

Property tax history

+26.1%/yr

Latest (2025): $821 · +107.8% YoY. Source: county tax records.