3204 41st St SW · Lehigh Acres, FL 33976

$199,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 117 Days on market

Built 1982 0.25 ac lot Est $204k · at est.

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Why this score? — see what drove the C+ 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 +21.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Check out this beautifully remodeled stilt home in a great SW location of Lehigh Acres! Open floor plan featuring 3 beds, 1 full bath, BRAND NEW microwave (Jan '19), freshly painted inside & out, updated landscaping, new A/C in 2008, new well in 2015, new septic tank in 2010, new dishwasher in 2014, and tons of open area on the 1st floor for storage. In 2006, the home was updated with a new roof, new electrical wiring & breaker box, all new siding, new windows, new diagonal tile throughout, new kitchen cabinets, recessed lighting, under cabinet lighting in kitchen, new water softener, and installed a new screened deck. Great investment property or starter home. This home was recently professionally cleaned & is ready for move-in!

Key facts

• South-facing lanai
• Metal roofover
• 0.25 acre lot

Tags

• SOUTH-FACING LANAI
• EASTERN-FACING KITCHEN WINDOW
• REPAINTED DECK AND STAIRS
• MOTION DETECTOR FLOODLIGHTS
• LIGHT INDICATOR SEPTIC SYSTEM
• METAL ROOFOVER

Property features AI

Finance

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

Exterior

• Parking: Attached carport; Has carport with 4 spaces; Driveway; Underground parking area; Two parking spaces; Unpaved areas
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 2; Faces south; Resale property
• Construction: Vinyl siding with wood frame construction; Metal roof; Roof over; Raised foundation with pillar/post/pier
• Exterior features: Deck; Balcony; Lanai; Porch; Screened porch; Room for pool; None listed (some exterior items may not apply)

Interior

• Kitchen: Range; Microwave; Refrigerator; Water purifier (reverse osmosis)
• Bedrooms: Guest quarters; Upper-level primary
• Flooring: Concrete; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Living/dining room; Pantry; Tub with shower; Cable TV; Upper-level primary; Window treatments; Single-hung and sliding windows; Window coverings; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer; Freezer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (1.6% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $199k implies a 59% 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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $203,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 35th St SW	0.43mi	3/1.0	912 (+6%)	23mo	$215,000	$236	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.19×
• Total profit: $121,983
• Equity at exit: $179,275

10-year hold

• IRR: 23.6%
• Equity multiple: 6.99×
• Total profit: $333,590
• Equity at exit: $386,613

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $304

Break-even live

Break-even rent $1,573

Max offer price $199,000

Occupancy floor 79%

Sensitivity live

Price	-10% $417	-5% $361	+0% $304	+5% $248	+10% $192
Rent	-10% $150	-5% $227	+0% $304	+5% $382	+10% $459
Rate	-1.0pp $405	-0.5pp $355	base $304	+0.5pp $253	+1.0pp $200

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	22d	1	0.18mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	4d	1	1.24mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	1.43mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	4d	1	1.49mi

Listing history 24 events

1. 2026-06-17
   days on market $199,000 Active 117 DOM
2. 2026-06-16
   days on market $199,000 Active 116 DOM
3. 2026-06-15
   days on market $199,000 Active 115 DOM
4. 2026-06-13
   days on market $199,000 Active 113 DOM
5. 2026-06-10
   days on market $199,000 Active 110 DOM
6. 2026-06-09
   days on market $199,000 Active 109 DOM
7. 2026-06-07
   days on market $199,000 Active 107 DOM
8. 2026-06-02
   days on market $199,000 Active 102 DOM
9. 2026-06-01
   days on market $199,000 Active 101 DOM
10. 2026-06-01
    days on market $199,000 Active 100 DOM
11. 2026-04-21
    price $199,000
12. 2026-03-30
    price $219,900
13. 2026-02-18
    listed $230,000 Active
14. 2019-06-21
    soldstatus $125,000
15. 2019-03-15
    soldstatus $110,000
16. 2019-03-08
    soldstatus $110,000 Sold 757-char remark

    Show marketing remark (757 chars)

    Check out this beautifully remodeled stilt home in a great SW location of Lehigh Acres! Open floor plan featuring 3 beds, 1 full bath, BRAND NEW microwave (Jan '19), freshly painted inside & out, updated landscaping, new A/C in 2008, new well in 2015, new septic tank in 2010, new dishwasher in 2014, and tons of open area on the 1st floor for storage. In 2006, the home was updated with a new roof, new electrical wiring & breaker box, all new siding, new windows, new diagonal tile throughout, new kitchen cabinets, recessed lighting, under cabinet lighting in kitchen, new water softener, and installed a new screened deck. Great investment property or starter home. This home was recently professionally cleaned & is ready for move-in!

17. 2019-02-04
    status Pending 757-char remark

    Show marketing remark (757 chars)

    Check out this beautifully remodeled stilt home in a great SW location of Lehigh Acres! Open floor plan featuring 3 beds, 1 full bath, BRAND NEW microwave (Jan '19), freshly painted inside & out, updated landscaping, new A/C in 2008, new well in 2015, new septic tank in 2010, new dishwasher in 2014, and tons of open area on the 1st floor for storage. In 2006, the home was updated with a new roof, new electrical wiring & breaker box, all new siding, new windows, new diagonal tile throughout, new kitchen cabinets, recessed lighting, under cabinet lighting in kitchen, new water softener, and installed a new screened deck. Great investment property or starter home. This home was recently professionally cleaned & is ready for move-in!

18. 2019-01-31
    listed $100,000 Active 757-char remark

    Show marketing remark (757 chars)

    Check out this beautifully remodeled stilt home in a great SW location of Lehigh Acres! Open floor plan featuring 3 beds, 1 full bath, BRAND NEW microwave (Jan '19), freshly painted inside & out, updated landscaping, new A/C in 2008, new well in 2015, new septic tank in 2010, new dishwasher in 2014, and tons of open area on the 1st floor for storage. In 2006, the home was updated with a new roof, new electrical wiring & breaker box, all new siding, new windows, new diagonal tile throughout, new kitchen cabinets, recessed lighting, under cabinet lighting in kitchen, new water softener, and installed a new screened deck. Great investment property or starter home. This home was recently professionally cleaned & is ready for move-in!

19. 2016-08-28
    historical
20. 2016-05-03
    status Pending
21. 2016-04-28
    listed $79,000 Active
22. 2006-02-09
    soldstatus $130,000
23. 2003-10-02
    soldstatus $55,000
24. 1993-09-02
    soldstatus $37,000

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$260/yr (+$22/mo · 18.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $23,499
• − Mortgage interest: −$11,147
• − Property taxes: −$1,392
• − Insurance: −$995
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$5,789
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $3,554/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

+437.8% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $199,000 FORTMLS
• 2026-03-30 Price Changed $219,900 FORTMLS
• 2026-02-18 Listed $230,000 FORTMLS
• 2019-06-21 Sold (Public Records) $125,000 Public Records
• 2019-03-15 Sold (Public Records) $110,000 Public Records
• 2019-03-08 Sold (MLS) $110,000 FORTMLS
• 2019-02-04 Pending — FORTMLS
• 2019-01-31 Listed $100,000 FORTMLS
• 2016-08-28 Listing Removed — FORTMLS
• 2016-05-03 Pending — FORTMLS
• 2016-04-28 Listed $79,000 FORTMLS
• 2006-02-09 Sold (Public Records) $130,000 Public Records
• 2003-10-02 Sold (Public Records) $55,000 Public Records
• 1993-09-02 Sold (Public Records) $37,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,392 · +5.3% YoY. Source: county tax records.